I recommend talking to a plumbing contractor for one and a building contractor for then other.

Then what's the ideal approx range you recommend?

Is there any recommendations on sights or places I can find good quality tenants. 

Would you recommend to your tenant to lie to you when its easier?!?

Does anyone recommend a title company that works with wholesalers in either doing assignments or double clo songs.

I would recommend talking with an accountant first so you can figure out what strategy makes the most sense for you, and how you could qualify.

Do you have any recommendations on how to remedy the situation?

You can definitely do higher end flips in Detroit but I wouldn't recommend starting there.Buying something for $50k-$60k (off-market), putting $20k-$30k into it and then selling for $100k-$110k is a more realistic expectation.

Again I don't recommend using the HELOC to buy a LTR unless you can force appreciation heavily and refi out the HELOC.Regardless having a HELOC out is a good idea so you can be your own bank and fund a flip or BRRRR.I would go with the 300k as it might take time for me to find a deal and I would have more resources for bigger projects. 1% isn't too crazy... accesss to 100k is better IMO

It's a sleepy read, but I do recommend reading the NYS Tenant Protection Act of 2019 -- 55 pages of fun!