No one here is give you can accurate answer based on what you wrote.

Yes there are a lot of HELOC options for rental properties.

@Erica Calella, take this with a grain of salt because this is based on my limited experience in the area. 

Has anyone recently used a lender that lends based on the rental income of a property?

I would like to know the best approach to let the tenant know about the repairs with the option to modify the lease for a smaller unit, I don't want to come across as a shady landlord, because I like the guaranteed check from section 8 and the tenant.

I did my own taxes last year and that is absolutely not an option this year lol.

On top of that, I don't have a car, which limits my work options to roles that allow me to finish by 4 pm.

Will a bank see the same value that I do and be willing l do a DSCR loan based on LTR and STR on the same property?

We had a subpanel installed which is an option but would have upgraded service if we needed more AMPs.

I am not sure how you plan to handle rent collections but if you think there may be times that a tenant will need to pay via some non online option then having a bank in the area of the property can be good.