What are some suggest processes\methods to remove all bills paid and implement RUBS? 

Make sure it's clear you have no intention to buy the property but you are selling contracts as a business and doing this without a real estate license, you're now selling securities without a securities license too.

A senior secured loan gives a lender a structural advantage over “mezzanine” or subordinated debt because senior debt is the first to be paid; it has top place in the event of liquidation.

We found a property management company but before signing the contract, noticed that they put "owner to pay $395 to secure lease renewal of current tenant""owner to pay 8% per month but subject to $100 a month minimum payment" of gross revenues DUE (not paid) prior to monthly disbursements""if premises are vacant at any time during this agreement, then owner shall pay manager $100 per month for management of premises including supervision of maintenance"It doesn't seem like these terms fit for managing our simple duplex rental. 

You and/or your accountant might determine that you do have some earned income based on your active management, rehab or repair, or method of renting the properties.

I’m trying to sink my teeth in on my first investment property but had an issue trying to secure a loan on a SMF.

The HELOC is secured against your property. 

If you have fair credit, verifiable rental history and consistent income you can easily secure FHA financing in Houston and the inner city is the ideal place to house hack because of it's proximity to all the cool and trendy places downtown along with the major universities and Med Center.

You find the list, track down the person by skip tracing or some other method. 

Hello Matt,In the institutional investor world the method used to manage turn cost was $ per sqft.