You should negotiate with the landlord that you don't mind taking care of small repair items such as tighten screws, drywall and paint repairs.

Self Sufficiency test is the important item for 3-4 unit FHA homes. 

well 70% of 455ks isnt much more than you currently owe at 283k the 70% of 455k is 318.5k and after closing items you might only net 20-30k tops (new loan minus current 283k - closing items = net proceeds in "hand.").So The question you should be thinking about is what are my closing items and is this enough cash to accomplish my mission/goal?

But if you can't claim loss (as you might not qualify) under that, you can carry it forward and deduct it in the future against your rental income.To deduct expenses, there is no requirement to create LLC and all.

A HELOC carries a higher rate over a shorter amortization usually 10 or 15 years and a mortgage carries a lower rate over a 30 year amortization offering a lower payment.You have to run the math in each scenario because the math differs based on a few things like Fico score, CLTV, Loan size, and time frame between purchase and refinance of new property.

Set Aside for Major Repairs: Most Cap Ex items have a life expectancy.

Since reserve studies attempt to forecast replacement costs of items over a 30 year period they are having to recalibrate since the reserves they are now using did not use the latest increase in construction costs.

If they have not done those two items, there should be no reason why the courts will holdup the eviction. 

A cost segregation study looks at the overall building that you purchased and breaks it down as much as possible.The purpose of this is to increase the depreciation expense.Without a cost segregation study, you are depreciating the property over two items(Building and Land).However, a cost segregation study might identify items such as fencing which might be eligible to be depreciated over 15 years instead of 27.5 years.Depending on the year that the building was placed into service, you might be able to take bonus depreciation on certain items.The follow-up question to ask your CPA is will the cost segregation study help me, and by how much?

He should be familiar with doing developments that you are looking to build and give you ballparks for each line item if not find one that is able to do that.