I know that most people say it's dependent upon your area and what you are comfortable but I am just looking for any guidance.

That is an acquisition cost that will vary depending on the buyers circumstances and thier finance situation. 

However, depending on where your rental community is located, local city/county ordinances could have those requirements.

-your refinance will be dependent on your appraisal, and appraisals are inconsistent. 

Of course, it ultimately depends on your available funds, short/long-term goals, etc. 

Marketing is such a crucial aspect for building a business.

We're disclosing the realities of this business, and many of those realities are just not pretty.

It's in a part of town that is being revamped from former industrial to nice stores, shops, restaurants, and businesses and I believe there is even some money offered to help revamp that part of town if you purchase something and help improve the area.  

Depending on what the numbers look like some of the funds allow you to pull equity out after a few months. which would hopefully allow you to put money back into your heloc.

oh yea, I recently started my own business (2021 was my fist year in business, commercial door company, non real estate related venture) and gave up my w2 income and was already denied another refinance on my primary due to lack of self employment history. this was with the bank my business uses with and they want 2 years of self employment income on the books. end of 2022 will be 2 years so financing may be an issue if I want to 1031 now, but i havent really thought all of that out yet either.