It took them five months to figure out how to properly mail rent to me on time (they've encountered many late fees) and even to this day they pay on the last day humanly possible, but also they leave belongings outside in common space, they leave trash bags outside the trash cans and rodents get into it and tear it apart, they leave a bunch of random belongings and bikes in the foyer (on carpet) and they have filled the basement with what seems like trash.

That takes time also, keep paying on time and credit card debt in check!

The HELOC works like a credit card that is using your property as collateral (although the interest is not calculated like a credit card as it will accrue daily).

He did not at any point notify us that we were not fulfilling our obligation of maintaining the lawn properly so even if he did send over a crew multiple times to maintain it (which living there we saw no evidence of this), can he truly just pass that expense through to the tenants? 

The Trustee is the proper signatory.

They use noon as an expiration in case a new tenant begins tenancy the following day to have enough time to get the unit ready - which was the case for me.Then tenant provided me proper notice by text message a few days before the 60 day required notice back in May. 

So does the pay roll.If you do the math, and you bother to allocate proper $ amounts to all of the line-items, you should realize that $500 is just not enough to cover all of the bases.

If you're doing 4 at once you might be able to get a discount or financing... and if you buy from big box store you can always buy discounted gift cards for a discount ..

I have only ever done it with my credit card, so I can’t speak to the wiring option.

I also gave them my Realtor's card so they could call him with any questions about the seller finance option (he did this free for me).