@Jack Honrothgood for you, it sounds like you discovered what is the case in most markets right now - on market properties with debt will not cash flow.can you start with a house hack? 

I have come to discover that banks do not like offering HELOCs on investment properties... but many lenders are quite happy to give you a HELOC against your primary residence.

This is a sometimes a difficult concept for non-contactor to grasp but:  The Customer Always Pays For EverythingContractors do not have some secret source of funds - every dime they have or spend or make is obtained from the customer.  

"Just a year ago, I was a circus clown, but I discovered the secret to performing open heart surgery and I'll teach you this weekend at the Airport Days Inn for only $19,999."

Surprisingly, I discovered that I was eligible for a private loan to obtain a home mortgage.

And best kept secret!!! 

You should see March full, at least on the weekends.I'm hesitant to offer much of my "secret sauce" that would significantly elevate your game, as it would create competition for my clients, which have to come first.

I would hate to see the buyer default and then discover you lose everything because your contract wasn't set up correctly.Yes, you can terminate/evict as long as your contract is set up correctly.The tenant/buyer should not pay your mortgage.

If the new owner gets title insurance, the title company will usually discover the tax sale and redeem at closing.

The upgraded sewer will likely place effort above plan and is unlikely to be the only unexpected item Discovered.