., I moved to Hawaii last year from the mainland and had to open a bank account here because the only physical ones that exist on the island are all local.

This policy was meant to discourage urban sprawl, and made it cheaper for the City of Toronto to operate, since it could use existing infrastructure (roads, sewers, public transit, etc.) to grow, rather than need to build new infrastructure. 4 – Yearly migration to the GTA There is a greater than 100,000 person net migration to the GTA every single year.

How nice is too nice (people don't rent if they live in these areas, if that even exists)? 

I was thinking; any maintenance logs, the existing lease agreements and I read about a estoppel agreement.

I'm wondering if a HELOC is the only option to leverage my existing rentals to buy more?  

However, if the occupant is a tenant on an existing lease, you'll need to wait until the existing lease expires before you can move them out.  

That one that gets $695 you may get $550-600...Given some of the numbers you provided, you are looking at NOI of around $705 p/month before debt service...See if you can take the loan over subject-to existing financing..

., is your question really, should I leave the existing financing and take another loan once I've added value or should I retire the original financing when I take out I new loan?

Very rarely does it make more sense to bring in a mobile home instead of fix up the existing one.  

In either case, if this is your first auction, you should retain an experienced RE attorney who is well versed in dealing with foreclosures.