Any ideas that don't require my physical presence?

@Sean Vitale, welcome to the community.

Have no idea how that could play out.  

What kinds of incentives or any creative ideas should I try to get a tenant to move in?

People doing 10+ deals a year4-6 peoplePeople that want to be open and share best practices – a diverse group of investorsPeople willing to provide constructive feedbackAn initial call for everyone to explain their business model – what you are doing, what you are looking for, etc.Once a month organized calls (Skype or Google) with an agendaA shared group (probably on Facebook, Google drive) where we can share ideas outside of our meeting timesCommunication and accountability outside of the once/month meetingThis is an evolving thing and I am open to best practices and ideas others might have.

Is a HELOC a good idea?

Want to get a thank you gift, but have no idea where to start.

Just an idea. 

The general idea is to separate the expenses between the personal unit and the rental.

I am also looking into doing a quit-claim deed, however I know that my dad would be uneasy with that idea.