I wouldn't be surprised if over half our tenants don't pay us until this is all over. 

You might find one LVP that is $1.60 instead of $1.99 per square foot, but the wear layer is HALF.

To my understanding, the following are NOT deductible under Schedule E income (please correct me if I'm wrong):Business MealsHome Office Deduction (% of mortgage, utilities, etc)Miles driven looking for new properties or meeting agents/clientsCell phone expensesTravel expenses to/from business tripsBank feesCan someone chime in on this topic? 

so it has been depreciated almost half way. 

There is no definitive number but am told $100k and lower the better the chances.Note that a “win” is not necessarily binary... often you end up in a situation where you don’t get it reassessed at the purchase price but are met somewhere in between (like half way).

I've given 8 video tours of newly listed properties for sale or lease this week and half of them were clearly former Airbnbs.

I live about 30 miles from the property so I can definitely inspect it. its also been on the market for over 6 months.

For example, I wouldn't think a married couple w/ children would rent a 3/1 half duplex?

I don't want to get stuck in analysis paralysis, but I definitely think I have a lot more watching, listening, and reading to do before I have half a clue what path I should take.

You could be flexible with how much you use for your next investment down payment, aka use just a little bit of the HELOC + your savings, or use mostly HELOC and keep your savings, or half and half.