If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

Quote from @Dan Lucchesi: Quote from @John Underwood: Lower price and advertise in more placed.I even get an occasional booking from a perpetual free Craig's List ad. 

Perhaps your #6 of repurposing commercial in to multiple small residential units is the best idea I can see in SA as it has had way too many Single Family rental homes added the last few years. 

One effective strategy to maximize unit potential is to explore opportunities for adding extra units, especially in C-Class properties.

You can use bat insulation or spray foam, which has the added benefit of giving you an air-tight seal and also keeps the bugs out. 

He's done everything on my list but adding the bathroom in my basement.

Eliminate debt, establish a budget, and save.

High probability that you’ll uncover an oh-$**** issue that will reduce or eliminate your projected profit. 

I'm planning to send some mailers this year using the Ballpoint Marketing integration, so really glad to see you guys have added that!

However, with smaller investments, if bonus depreciation isn’t captured in the first year, a cost segregation study’s cost may outweigh the added benefit.Additionally small tenant improvements could have similar benefits with bonus depreciation and new assets.