I have seen the HELOANS, but do not necessarily want to receive a lump sum check at closing. 

The following is from Stessa in regards to your situation:"The cost basis used for depreciation in this situation is the purchase price of the home plus certain closing costs, plus qualified capital improvements (such as a new roof or other renovations).

This innovative approach to housing development is not just a response to market conditions but a strategic solution to address the pressing needs of renters and investors alike.The Sunbelt, encompassing states like Florida, Texas, Arizona, and California, has long been a beacon for those seeking warmth, opportunity, and a lower cost of living.

I'd shoot for an MTR there, honestly, if it's close enough to the town.The land sounds reasonable, but am not part of the MLS for the capital region- yet.  

Then later did a cash out refi at 2.25% which both lowered my payment and netted me almost $50k, which i used to rehab the property.

On the other hand, if you have a lower budget, let’s say $100-$150k.

True turn key rental with rents very close to market.

I'd like to continue to sue for missed rents and damages, but I have no clue how to go about it anymore and don't know if it will even be worth it after the ~$20k she'll owe in both, anticipating an attorney will charge close to this or more. 

Ask about if leases are month to month or annual and when they end, If they don't want to tell you their rents - assume them for them at a lower range and they'll correct you with what they do get in rents.Tell them your offer and if they're interested - scheduled to meet with them or leave them with your contact info through text so you can work an actual offer from there. 

I am located close to Tulsa and just getting started and need to find a good multi family real estate lawyer anyone have any recommendations?