Although, I should add that $250 of excess over the mortgage payment won't be enough to cover your maintenance costs, cap-x, and vacancy costs in the long-run so you may have to operate at a slight loss for a couple of years until you can either pay off the HELOC or you can charge closer to $4,400/month.

We would lose the exposure of MLS, but gain ability to go lower on the price without commissions.

My personal experience with this is that after many years of frequent exposure with no problems, I developed a poison ivy allergy like you wouldn't believe.

Other months it will in excess.

Could be a simple job of changing out outlets, 5 mins each... come to find out (old houses), a lot of times they would wire the outlets and pull excess into the basement or into first floor.

Well, the upside would be that they would be increasing the exposure of their listing without hiring a realtor for a small fee.

- Lead exposure warnings? 

KW and other big-named brokerages also have more tech systems in place to increase exposure and productivity.

That seems like the way to go, but it also seems a bit excessive.

California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.