The payment is $2,196 with my current insurance.

1) make the payment directly from my HELOC account2) transfer the money from HELOC to business checking account, and then make the payment from my business checking account.

If it were me, I would contact the caseworker and explain that you want to terminate their lease for non-payment of rent and other lease violations.

Check your mortgage docs and with your servicer.You'll also need to look into:- Impact on your property taxes: some areas have different millage rates for owner-occupied vs non-owner occupied properties.- Impact on your home insurance: you'll need a landlord policy and confirmation of what will happen if vacant for more than 30 days.You should also consider impact of selling.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

“In the UK ‘more than a million households will see a significant jump in monthly payments’ this year as ‘the next batch of UK homeowners to have their mortgages repriced are preparing to make personal sacrifices”(Bloomberg).

The lot doesn't generate cash flow so it does not throw off any money to make a payment with. 

Protect that down payment money.  

Its going to vary for so on private lenders/Non-QM or DSCR from lender to lender and more than conventional which is more standard among lenders.https://www.mortgagenewsdaily.com/ is a good resource for generally daily/weekly moves in mortgage rates in generalhttps://www.google.com/finance/quote/FVX:INDEXCBOE?

Is it worth the risk if (a) the tenant is non-compliant and an eviction process is needed and/or (b) there could be major repairs needed.