We aren't in a hurry or desperate to make a move but I am curious of thoughts.

I would only be worried because they may buy and move out.

Population is growing aggressively and jobs are moving here especially with major employers like Intel, Google, Amazon, Nationwide, etc.

I have recently moved to the Arlington Heights area and am currently renting.

I am focusing on trying to find off market deals and working with creative finance since expansion is slow moving based on my salary, and I'm too impatient to wait for the duplexes to earn another down payment.Is there a financing option that I am missing to get a loan for a down payment?

After several years investing as an accredited investor, I’m moving to building my own portfolio of SFH and small multi-family that I control and add tax and passive income benefits for additional investing.

If you decide to move forward with the HELOC on the investment property, please note that it can be challenging to get a HELOC on an investment property.

Then you can continue filing Sch E and also do a 1031 in the name of the LLC.Before you take this route, there're two key questions:1.

IMHO, you should at least break even (depending on your state) on your real estate and if you don't then don't move forward.  

We do tons of urban infill, ground-up spec construction, and residential development, but they key is having someone in the ownership group with a wee bit of experience.