As a side note, I actually put all the util bills on autopay with a rewards card I have (which I pay off monthly) which effectively gives me a 1.5% rebate on utilities, so really paying the utilities for my tenants not only makes them feel better but provides me a secondary, albeit small, source of income.

So, if withholding distributions in order to protect your investor's capital is necessary, I would fully support that.Having the support of you partners is of utmost importance, which highlights the importance of effective communication, regardless of the chosen strategy regarding distribution adjustments.With those points established, I have continued to receive distributions and that has strengthened my confidence in my partners. 1) Buy for cash flow, 2) secure long-term, low leveraged debt, and 3) have adequate cash reserves are principles that guide the business.

Is the recent shutting down of Urbana University going to have adverse effects on the local economy?

HELOCs could work, as they are lower interest, but again, if say a worldwide pandemic comes and effects collections, you would owe the interest on the HELOC, whether or not your sponsor is making the distributions.  

The first person I hired was someone to do all my property research and organize and format my lists for my skip tracer because that was a time consuming part of my process that I realized could be done more effectively by someone else.

For all intents and purposes, your effective rate will be about the same.

@Wes Eaves Yes, we bought our first facility through a broker, but direct mail and cold calling is also effective. 

So in a .75 zoning area, if you have a 6,000 square foot plot, you'd be able to have 4,500 square feel of floor area (the definition of "floor area" is a bit complex, but this will give you a rough number).If you need to go through zoning, you want to ask for the least number of variances possible -- FAR and density are pretty big ones to ask for.You should also engage with an architect.

There are many ways to make remote rehab effective.

Prayer is not an effective strategy when it comes to real estate law :DYou can't file for eviction until her legal right to remain on the property expires.