Completely eliminated noise complaints from the lower level and reduced utility costs.

Reducing risk requires at least some time spent in research and involvement in a deal.There are many other things you learn along the way as well. 

We have converted oil boilers  to gas boilers to reduce costs. 

Assuming you go the HELOC route, another option to reduce your costs assuming you have decent credit is to look at credit card balance transfer promotions.Back in 2003-2004 I had HELOCs on my investment properties and interest rates were increasing.

It is usually reduced leverage but an option! 

To not charge for it is to cover a cost that any tenant for the entire yard would need to address themselves...from the tenant side they can say that including it reduces their useable area below their 3 Ac gross...neither is right or wrong, it's just differing perspectives on what is best for them. 

At this point since it's after the fact while not totally correct; you may explore adding the missed asset/basis amount as a selling cost to just reduce your gain. 

Consider the aesthetics, privacy and reduced contact with passers by if there are animals involved.  

This takes a little more work, but it's the fairest and reduces the likelihood of tenants that squander utilities.If you choose #2 or #3, there are considerations:Start with an average.

The best thing you can do to reduce evictions is keep your price point high.