Hi Sam, you may consider a fixed rate HELOAN as opposed to a variable rate HELOC if the funds are going to be for long term use, such as a down payment on a new property.

The other advantage the California investors have is that their equity goes a long way in another area.  

Proposal 2:  Sell at market value and prepay 4 years of rent from the proceeds, standard lease terms.

If you're looking to hold long term, and want to add value and cash flow, then I would consider adding the unit.It will take away some buyers, and you would need to work with your lender.

That's a long time, but what's the average DOM for similar properties in your market? 

As long as your applicant is approved through your housing authority to pay what you advertised your unit for and as long as you don’t broker a side deal after the HAP contract is signed for additional rent you are OK to proceed.

Our research showed that furnished properties rented through the MLS have a $.60/SF to $.70/SF incremental rent above non-furnished long-term rentals.

i would imagine it as a long process to obtain the lien certification from department of revenue.  

You asked about a property you have listed for sale and property taxes that are coming due and the consequences of not paying them until the property sells.Generally, the local taxing authority will impose an interest penalty on any unpaid balance after the due date with a long grace period before you would have to worry about unpaid property taxes affecting your ownership of the property or your ability to sell.In all likelihood, the property taxes will become a part of the closing and will be deducted from your proceeds at the time of sale.By the way, property taxes are always in first lien position ahead of any other debts like mortgages.

You've learned the hard way that gurus with their expensive courses are generally not needed to have success in real estate.