Personally, I like it and since it isn't me say roll the dice and see how it works out. 

Getting started in real estate can often feel like we're striving to be that straight A student that never gets less than a 98 on a test. 

This lease will have been time tested locally by that very lawyer in front of the judges that will end up hearing your cases should you bring one. 

When do you determine the 1%-2% test?

That's no cost rolled into the HELOC either. 

New loan - ~70-80% of the ARV (126k in your example - paying yourself back the 100k, plus 26k extra)Closing costs (generally rolled into new loan) - lets say 4k for example (you should shop around to see best option)Total loan amount that you are paying back monthly - 130k (plus insurance, property tax)Dont forget about the seasoning period though!

If the floor is only stained I don't see why a good etching with acid wouldn't open the concrete pools again as well for the mortar to stick.If the floors have a clear coat no matter what you put on top its only going to bond as strong as the clear coat bonds to concrete so it may need to be removed.You can test clear coat adhesion by scoring an X in the floor then placing gorilla tape or similar over the X and see if anything pulls up.

Do a rental stress test on the property, figure out the maximum mortgage payment you can do, considering a more competitive rental market in the future where rents go down 30% lower as a worth case scenario.

Go through your rent rolls to see who has the worst payment history or maintenance issues.

Vacasa is rolling out in Atlanta and also I spoke with Evolve(.com) - Vacasa is around 2x the commission but seems to be full service.