My best guess is you're right (of course!).

With the windows open, it helps circulate air more of course but doesn't do much of anything for the humidity levels.

Once you have done that, then determine the going cap rate for the type of property you have determined is a needed resource.Once all that is done, sit down with your banker and find out what type of financing package would be available to construct the asset you have determined is the best fit for your spot.

But the guy you are citing doesn't fit the BP profile. 

I caught a lot of grief for increasing it the first time, with of course the comments from the tenants that maybe they should move out.

Mindset and goals are everything and when the numbers can lay the course you are gold!   

I had to get rid of my first PM in CLT wasn't a good fit but once you know what to look for it gets easier..Best of luck in your journey...

I am curious to know if I am allowed to take the pre-licensing course online.

I've enrolled in an inexpensive course on analyzing real estate investments and have set up various online saved searches to forward me houses that meet certain criteria. 

Of course there are risks associated with that such as increasing your debt, but most HELOC payments are a minimum of 1% of the outstanding balance.