So as you shop around for a property manager please ask if they are licensed as a real estate agent or broker.

Problem is that I'm shopping around and everyone elses rates are like mid 4's to low 5's for an 80% LTV HELOC so even taking the 90% LTV option with PenFed I'm still on par with the competition it seems.

Nobody is selling anything, just talking shop and sharing experiences.

If your plan is to leverage equity somewhere, but you don't have deal in which to use your cash, I'd put it on my primary and when you are ready to start shopping, open up a HELOC to tap in to it.

I wouldn't hold on to anything that was losing money unless there was huge predicted upside sometime in the future (massive appreciation, massive rent increases in the area, the possibility of a developer buying it for a big number because it's next to a commercial area and they want to put up a shopping center... and they NEED your property etc). 

Not many local people shopping for homes today or tomorrow! 

Based on my experience, you should be able to get a bathroom done for that price with a little shopping unless you are in a huge hurry.

So big box retail is starting to have a smaller space at the front of the building like Target or around the side and consumers can order and pick up items and also might do more shopping at the physical store.

. § 9-463.01(A) ("Pursuant to this article, the legislative body of every municipality shall regulate the subdivision of all lands within its corporate limits."). 

I hope you are considering this during your shopping phase