I've since had to do a service call for the fridge and had to replace the oven recently as the repair was going to be about as much as a newish used one that was in great shape. 

Too many varying opinions with sound logic on both sides in this forum regarding traditional velocity banking.First position HELOC ... 

And if you really want to diversify, invest into multiple replacement properties with the proceeds.

That sounds like a plan in my humble opinion. 

Look at the age compared to there useful life and cost to replace.

For California that sounds quite reasonable, we are at that and more in Boulder, CO.

& track my job costs against each category so I can compare my budget vs actuals and calculate the variances.For example:Electrical Budget: $4,000Electrical Actual: $6,300Variance: +$2,300This process is more tedious because you have to breakdown each invoice or receipt and allocate the costs to each Category, but it really helps you understand where you are spending your money and why you went over budget.Otherwise, it sounds like you are having trouble measuring employee productivity?  

Sounds like the house is not local to you, OP.

It sounds like you've done a great job in investing in yourself and taking personal risks. 

It sounds like you need affordable legal guidance.