I feel our turnover rate & delinquency rate is too high & we are not retaining tenants.

By using the HELOC I have made my primary residence generate income while retaining my prop 13 status and other tax benefits. 

It looks like the retaining wall in front is in need of replacement.  

As far as an attorney, I didn't retain one.

After learning medicine for most of my life, I dread going home to read medical journals to stay up to date, and it seems like my brain retains 0.1% of the content I read, on a good day.

At that point we will start using the cash flow so we can slow down at work and travel, establish or support more charities, etc.As @Brian Hosier points out, there are benefits to retaining the debt as long as it is controlled.

For example, if the contract is for $150K and the retainage is 10% and pay application #1 is for $50K, you will retain $5K of the $50K as part of the retainage. 

I would suggest retaining an agent to represent you, and you can present these questions to that person. 

Skype if you’re home is far away, or try to even meet in person.Ideally, your relationship with your property manager will be one you retain for years to come.We also have a free tool on our site for owners to find local vacation rental and Airbnb property managers in the area if you want to try it by clicking the link in my signature.  

The $1,275 Two Member LLC flat fee we discussed includes the creation of the LLC from start to finish, including the following deliverables:(1) Creation and filing of Articles of Organization with the WDFI (the flat fee is inclusive of the filing fee of $195),(2) Creation of a custom Operating Agreement for the LLC,(3) Obtaining a Federal Tax ID for the LLC from the IRS, and(4) General legal business advice and consultation regarding the LLC, including a ‘best practices’ advisory letter.The $1,275 retainer must be paid in full before my firm can commence work on the LLC.