I'm still relatively new to this as well (about 4 years in), but always seeking to provide value first before extracting it has been really beneficial to me.

Read my profile and seek out investors that have already dealt with these issues.  

I do not know of a great turnkey company or partner in the region at the moment, so I have come here seeking one or the other!

So, basically, the Tenant forfeits his Security Deposit to the Landlord.You should seek legal advice, or at least review your State's Landlord and Tenant Laws and your Lease, to determine whether this procedure is appropriate in your State.I hope this helps you.

But in terms of flexibility and speed, a HELOC will generally give you more flex than a cash-out refinance. 

Then I thought well, my guess is finding a replacement or service probably isn't easy these days in this part of the country as everyone is seeking new or fixing etc.  

My late father had a partnership with a family member, nephew.They were friends for as long as one knew them, however later probably due to differing expectations, duplication and poor communication the deal went southIt was an informal arrangement on a commercial property.They were doing the exact same thing (duplication of duties)To be honest i am skeptical of partnerships unless its the variety of bring a deal(syndication/flip seeking private lender) and the other is a money partner (private lender/passive investor).Maybe also listening to a mentor where you stand to gain from the other investor's experiences and contacts (sponsor).

That sweep account lets every dollar we have work for us, while maximizing flexibility.

Hi BiggerPockets,I am seeking recommendations for a good attorney with experience on tenant related issues such as evictions. 

Also, working with my own money allowed me to be more flexible with time because my carrying costs were low.