Have the seller terminate the PM effective the day of closing.

Or maybe she puts you on the deed with agreement that you are to pay expenses and she gets an effective life estate. 

I applied for an HELOC without knowing they looked at net income on my tax return and I am self employed so once they added 1% of the requested HELOC to my monthly debt, it knocked my DTI above their requirements.

You could be making more money by self managing the STR, or just keeping it as a LTR.  

I realize your goal might be to self-manage.

I have always self managed and will continue on the SFR, that may change depending on how my experience with my new rental management company goes.So I made a decision that doing one house at a time, basically unleveraged wasn't the fastest way to go about this.

The money that are left after paying taxes and penalties (depending on your tax bracket you may end up paying as much as 40-50% of the amount you pull out) now becomes your personal funds and you are free to use them as you wish, including purchasing commercial real estate. 2) You can rollover your 401k into self-directed IRA (or Solo 401k if you are self-employed).

I should have introduced my self sooner but, Everytime I sign on I get caught up in reading something that catches my attention.

Driving for dollars, calling ads on CL, knocking on doors, are some of the things we've done that have proven pretty effective. 

sure thing.your developer/buyer/builder is going to need to pay out side consultants to prosecute the subdivision plat.. this may include among other things the following depending on jurisdiction:survey workengineering worksoil  testinggeo tech reports.city and state applicationsetc etc.. you want it in your contract that when this developer pays for these items.. that they are also your property.. in other words if he does not follow through he hands them over to you.. because these items are the property of who ever hired the consultant you have to specify in your contract that the buyer if they don't go through with the deal will hand this stuff over to you.this will help U resell if needed or prosecute the map your self without having to pay for these things all over again.