When you write a new lease, be clear on tenant responsibilities.

I'm not a CPA, but you might be able to write off much of that travel depending on how you do it, in which case that would increase your overall ROI.

When it comes time to writing your offer, a HELOC is considered cash. 

I can't tell what state you are in but try posting in the Bigger Pockets state forum where those properties are located and lean on some other local investors on who they know that write those types of loans. 

I thought they were obligated to tell me in writing.

Your notice should be in writing and it should include a deadline and consequence."

Write it up like a one page ad.

Simple answer is that you write a letter of explanation that is true and reasonable.

I would serve the eviction/ non-renewal in writing and verbally.

We make all cash offers but write into the contract that we may substitute some of the consideration with hard money provided it has no effect on the closing, etc.