But this is the only part I struggle to get more info on.

My struggle right no is the savings account.

I mean double in many instances..I think in rural Oregon which is 95% of the state by land mass.. the economy ( which is dead and dying in many of those small towns like much of rural US) will take care of rent rates on its own.. if the locals cant afford it you will have vacancy.I think the stress right now that hear from PM's that are bigger.. is the new Construction A buildings in some parts of Portland are struggling.. as rents are at or above what a mortgage payment would be on a median priced home in the market place. 

But I'm struggling to justify the use of the HELOC. 

However, I am unsure of the market in Buffalo and fear that I will struggle to rent out a unit, or will be unable to sell the home down the road.  

In Hartford where I manage property, in the last two years my expenses went up by $ 120 a month per a unit but I could only raise the rent $80 because I know that’s the most many already struggling tenants can afford.9) These bills freeze rents during a “ State wide public health emergency” and 1 year after.

I’ve been struggling with what my next move should be.

Section 8 tenant is struggling w/ payments and has 5 kids to support.

In Oregon, we are really struggling to even find 1%, so this area seems like a gold mine.

Not replacing an inefficient coil will make your new a/c struggle & it will go out within a few years.