You are probably better off going with one that has a branch you can visit and get to know the management.

You took criticism like someone who is looking to get better, and realize it's not personal.

It's definitely making me a better investor because I'm able to do my books myself now instead of having to hire a bookkeeper.

Simplified ManagementFor those managing multiple properties, AB 2622 streamlines operations by expanding your hiring pool and removing the red tape often associated with minor repairs.Why It Matters for TenantsTenants also benefit from AB 2622:Faster Maintenance: Minor issues like plumbing or lighting can now be resolved promptly.Fairer Move-Out Costs: Affordable repairs mean tenants aren’t hit with inflated charges for damage beyond normal wear and tear.Things to Keep in MindWhile AB 2622 makes maintenance easier, landlords should still vet unlicensed workers carefully, ensure proper insurance coverage, and remember that jobs requiring permits must involve licensed contractors.AB 2622: A Win-Win for California’s Rental MarketAB 2622 strikes a balance between flexibility and accountability, making it easier for landlords to maintain high-quality rentals while fostering better tenant relationships.

I can wait that long to get the rent back; better than nothing. 

Is a second mortgage (heloc) or cash out refinance a better idea?

Look at all the above and more.History, experience, assets, ability to pay, collateral, references, credit score, etc.The more the better. 

What is better for me to work with you?

I think the numbers work better for a refinance than for a sale. 

Quit nickel and dime'ing it, put more money in better/bigger deals.