HELOCS are adjustable rate, and they won’t do anything to change the rate on your existing loan.Residential cash out refis can go up to 80% LTV conventional or 85% FHA, and most helocs above those LTV guidelines are more expensive since it’s a riskier loan with secondary lien position.

If I were you, I would slightly adjust your repair and CapEx rates from 5% to between 8-10%.

The city adjusts the payments for inflation every year.

The beauty of seller financing is that you can make the numbers work for you AND the seller by adjusting these 4 metrics.

My plan is to use either HML or find an Investor willing to help me out in exchange for some equity I have adjusted the number to better make sense since I'll be owner occupy. 

Once I get a handle on insurance and adjusters it will help. 

IRS Requirements to report expenses are limited to specific circumstances, such as for those who claim Earned Income Credits.CONCLUSIONS(1) In cases where the taxpayer reports net earnings from self-employmentwithout claiming the applicable business expenses, the net earnings fromself-employment must be adjusted by those business expenses.

Rent: 1700 to 1750 USD per year (inflation adjusted every year). 

You'll now have to adjust your pricing to attract all the people who saw your listing and passed it over.

I have avoided some of the "D" class neighborhoods as I suspect that issues such as yours are more prevalent but I still struggle to think that a 7 month vacancy is normal and can't be corrected by better advertising or adjusting rent price.