I'm going off the understanding that you still need to spend 500+ hours in the business to achieve material participation (please correct me if I'm wrong). 

These minor details are the kind that distract people from the path of success. 

Kudos to you all for taking the time to address the main considerations (timelines, finances, relationships/family planning, etc) before getting too far down the path. 

Maybe the P trap under the sink is not filling with water correctly and allowing sewer gas to come back in.  

Asking in the correct forum will get a better response.Read the RULES!

You will get a higher appraisal (more money out on a refi) and have better appreciation and an easier path to a sale when that time comes.Very exciting stuff! 

And this is why I'm trying to take the necessary steps to correct this poor behavior and joining this platform to get some input/knowledge/guidance/advice.

Many successful investors follow a similar path to grow their wealth over time.

I'd estimate your cash flow after you pay the loan payment would be $600-$800, which a lender that understands investment real estate should give you some credit for on your DTI.As for a bank, I have a specific lender at NBI that I would recommend.That 600-800 you are factoring in the HELOC repayment each month too, correct?  

For the HVAC, I'd just question if that's the correct and best way to go about it, but I'm not an expert, but certianly you won't get interest listing a unit for rent or sale without HVAC.