Advice Regarding Debt Acquired through Property Improvement

[James Are]

My husband and I recently completed the conversion of our detached garage into a small home (DADU), total cost about $240k and just signed a year lease, monthly rental rate $3050 (we also have an investment property we rent out). We initially refinanced our primary mortgage back in 2021 to obtain capital and lower the interest rate but construction costs were significantly higher than anticipated. The remainder of the cost was financed through credit cards and a HELOC. Our credit is excellent but varies depending on how much of our credit lines we use.

My plan is to chip away at the HELOC debt first and potentially refinance the $220k loan when interest rates go down a bit. Our financial details are given below. Perhaps the bright minds here might see other options or ideas that would be better for our situation? Thanks in advance for your time and attention.

Liabilities

$25k in 3x 0% cards, offers expiring beginning of October 2023

$71k HELOC @10% fixed (opened 2/2023)

$220k mortgage @7.625% fixed

$500k mortgage @2.75% fixed

$15k loan owed to family (asked us to cash out gold bullion, I did so but have been sitting on returning the money until they request it)

Non-Real Estate Assets

$20k Cash

$100k in Traditional IRA mutual funds

Cash Flow

Debt Service ($5500 monthly)

$200 0% Minimums

$500 HELOC Interest (minimum)

$2000 ($220k mortgage @7.625% fixed)

$2800 ($500k mortgage @2.75% fixed)

Income ($13500 monthly)

$5900 Net Salary

$3050 DADU Rent

$4550 Investment property rent