Most landlord/tenant court cases can be handled without a lawyer if you're well prepared (which it sounds like you are) and have your documentation organized.Since it's a decent amount of money, you may want to consult with an attorney, for a few hundred dollars I'm sure they can give you good advice.It sounds like you have a good case. 

I am curious to see if there are any creative ways to to get a HELOC on an investment property.

You should rethinking whether you are prepared to take such high risks.

It can easily be demonstrated that she was not out by noon, or a reasonable time afterwards to allow me to prepare the unit for the next tenant. 

So just be prepared to dive in once you apply for that first loan so that you only get dinged once on your credit score.

Needing to delay action at any time will cause you to add stress to your life As "Nike" says "Just do it" .Remember luck is when preparation meets opportunity.Talk to you soonPaul Sweetman 5133831713 http://Sweetmanpropertiesgroup.comEdit signature

There are a few creative options we can look into if your gain is over the $250/$500 threshold. 

Thank you @Lucas Carl I have connect with Avery via PM@Julie McCoy - thats brilliant - well done  Were you able to come up with deposits for all 3 with cash, or did you get creative.

I am going to try to do more research and be better prepared next month... 

I am preparing to build a duplex and would like to build basement apartments (ADUs) on each side.