I'd liket to take the lawn out and put something that's requires less maintenance and water.I am unimaginative so I'd love to get some ideas from landlords out there and names of some gardeners who can do the work.  

If there is not quite enough equity to knock out both then you've still paid by your private money person and most of your HELOC.This gives you stable rates AND a fresh "line of credit" with both your HELOC and your private money partner who you just faithfully repaid. 

I think the house could support 7-8 rooms + kitchen bathrooms and a social space, i can add a garden outside.

Added brighter lights and fresh paint.

For example, there is a garden hose being utilized fordrain line which appears to be undersized and not routed and/or connected to a laundry plumbing drain line.

A buyer will likely pay more than your appraiser's estimate because they want a freshly painted and rehabbed house, but an appraiser can only arrive at that number if a buyer has paid it for a comp in the last few months.

If they don't, stick with the existing terms until their lease is over, then move them out and start fresh.

You can sign a fresh lease and get that signature you might need.

I have a client who has 100+ properties and shows compassion, she sees herself as last chance housing and rents to people on section 8, fresh out of jail (sex offenders included), those with multiple eviction, etc...We made a list of vacancies last month.

My son is fresh out of college and works part time at 1 job for 4 years since High School.