At these rates, it seems like it would be better (for now) to wait on the sidelines and get a high-dividend REIT.So my questions are:1.

I'd be talking to at least 10 national lenders from biggerpockets and have your land appraised. you better have permits in hand, entitlements. complete, etc. sounds like it's too early to be talking about financing. 

., and obtain “better” result4.

Property values are usually flat for this reason, compared to better locations where more people actually choose to live.

@Karen Strattan hopefully you have better luck with them but if they change something last minute I wouldn't be surprised at this point.

It's not unusual for LTR property management to run about 10% of rents, though I've seen higher and lower numbers and the more properties you put under one company's management the more likely it is you get a better rate.

With a little debt you might be able to get a better property or if you rolled in your father's properties in a bulk 1031 deal.Feel free to PM me!

When starting out, but owning an entire property outright with added improvements, would it be better to cash-out refi or get a HELOC? 

Depending on your deal, there may be better options than hard money to get things started. 

Once you add up the lost rents, damages, and increased liabilities this tenant brings you're better off starting proceedings now.Another option?