He moves in this afternoon, and I'm meeting up with him to hand over the keys. 

At present it’s a mess, but I had documented it with before and after photos.Anyways my fiancé and I went over yesterday to make sure the tenant was on track to turn in the keys today and they told me they were actually planning on leaving Monday because they couldn’t get movers!

It sounds like the key is to work with the an investor friendly lender and bank so the HELOC isn't counted as 1 of my 10.

(Rental and primary)Does anyone have any tips in financing their first flip deal?  

I use Harry Mueller locksmith http://www.keymanerie.comI’ve used him to change all locks and put onto a master key.

And you don't have to dip into outside exchange funds to do the roof.I'd say those two things along with the hope for a lazy inspector who forgot his ladder tip the scales to wait and see what the inspection says.

It could get ugly real quick if you've got a realtor talking to tenants, a grumpy manager, and confused tenants being subjected to all.If you want another realtor to handle it then fire that manager now - get your keys back pay whatever you need to but get them out of the picture. 

@Jose Flores, thank you greatly for your response and wow, that is an awesome tip I clearly didn't think of.

Great educationally tip!!

(Rental and primary)Does anyone have any tips in financing their first flip deal?