(They did multiple inspections, also came for several full afternoons to just poke around the house while we were living there.) 

Then hire a handyman to put everything together.Rooms to go sells whole rooms full of furniture, sometimes at zero interest.

Most (not all) HELOCs require that the property is titled to an individual (not LLC) and are full doc, meaning your employment history, income, DTI etc will be factors.

Here's a breakdown of the situation:Current Occupancy: 80% (16/20 units occupied).Current Gross Rent Roll: $14,265/month.Market Rent Potential: $17,665/month (100% occupancy).Renovation Needs: 15 units require full renovation ($10K/unit), 4 units are 75% renovated ($2.5K/unit), totaling $160K in renovation costs.Vacancy Loss: $41,820/year in lost income due to current vacancies.Cap Rate AnalysisThe seller lists the cap rate as 9.59%, but this is based on the projected NOI of $119,858 (assuming full occupancy and market rents).

I agree with everyone else, fight this, go to the police station and file a report! 

I'm a full time agent and have clients that request cleaning services oftenSent you a message 

Ultimately I'd like to get enough going with either real estate or small business to do it full time.

You can do an exchange for less than the full amount, but you will owe taxes on the boot.

Having a "master" accounting software allows you to blend all property-specific info with general business info to see your full financial picture. 

This is what I am encountering, in the current Mortgage Industry.If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.