@Whitney Hutten Thanks for your thoughtful response to another one of my questions :) Yes, you are touching on the bigger issue that I need to solve.

I am also new to this, so I really do not have a clue around what I am saying. 

Also, I realize that there are most likely many other REIs (Real Estate Investors) in this growth period now or have recently solved the funding area of their business that can share their lessons learned for those not quite there yet.

Tell the parents to hire a moving van, pack up the kids stuff and change the locks while the kids are gone.They have some nerve basically sneaking them in and now they want you to solve their problems.

Pets leave some clues, people can always be visiting. 

No clue if his bank does properties in PA, but if you DM me, I can share his info.Assuming that you're able to get all of the above to work, just as with the HELOC, you can do whatever you want with the funds derived from a cash-out refi, so in theory you could pay back your HELOC with those funds.

But can be solved by negotiating the adjacent 1.5 acre lot into the deal.

Problem solved so far.

One clue, if current lease does not include utilities, next tenant may have their utilities covered .

The type that specializes in hands on problem solving.