Capital that doesn’t show up on time, or isn’t structured right. 

I'm also new here, but wanted to let you know there is a video on Youtube where Dave Meyer walks you through the process.

Higher upside on rents, but more turnover and maintenance.

That's in-line with C4D down payments. 

.: Check out FB marketplace if you aren't on there. 

If you are going to use a HELOC I would do it on a BRRR or something you can refi out of.

Looking for advice on how to really calculate my return on equity on my rentals and if/what kind of program I can use to run different scenarios on investments to maximize the return on that equity.

I was thinking more on the lines of building equity in one rental at a time at an accelerated rate or in all rentals.

That depends . . . do you need the motivation putting money on the line might bring? 

@Ben Wierschem Can you share the line-item figure that amount to $17k closing costs?