@Jean-Paul E.

Some states do not accept e-signatures so thats something to check.

The first tenant says their stuff smells like cigarettes all the time as a result (they live above the suspected smokers).The smoker denies they smoke in or around the house, but I’ve seen the cigarettes around the house and have reason to believe the complaint.The lease clearly says no smoking allowed in the house or within 30 ft of the structure.

So that's a pretty awesome parting gift from you to them.And in the meantime you can either refi like @Bob E. was saying. 

I would like my tenant to be responsible for their water usage.

Hi @Antonie E Fields!

You need to follow what the tax law says about the treatment of what you expense against the rental on schedule E vs. what you capitalize and gets netted into your ST gain on this sale. 

I feel like she's the road runner and you're Wile E.

For a new bank that I had never dealt with before - they required Two years of taxes including schedule E’s, rent rolls for all properties , 3 months of bank statements as they want to make sure you have the cash to cover N number of months payments,  and personal financial statement.

In contrast, if you're talking about a HELOC on a primary or secondary home, go for it.And yes, you're correct, on the private/hard money usage with the exception.