People have all kinds of proposed work arounds, but that's good until it is time to sell or the government decides to crack down and they do now and then. 

For example on SFR primary/second home properties, typically HELOC's are structured as a 30 year amortization, with the first 10 years usually being the 'draw' period (time to utilize and pay down the credit line) interest only and 20 years amortized principle and interest payments.

You're asking someone to spend a lot of time and energy to share what they've spent years - maybe decades - learning and developing.

As for cash flow, from sales; probably in year two and three which should match the timing for the housing market to reset past bottom of market and on to the stable appreciation side again.

You count the days backward from the time of sale to address your last point.

Any advice to steer me in the right direction is of great value to me, thank you for your time and help!

This negative position can consume years of cash flow to recover.

During the first year, my tenant failed to pay rent on time and sometimes we had to threaten him with eviction letters.

But, if I don’t accept and she doesn’t pay then I’m possibly in the eviction process after she’s left which means I’m still not paid and I’m out time and money for court.  

First of all, you picked a great PM with WHM - Ed has been running a very good business for a long time!