I am talking with my bank to refi my primary residence, but my commercial mortgages have prepayment penalties and are set by my bank's internal interest rate floors, since they are balance sheet loans, fed rates won't bring them any lower.My HELOCs are lower now, but nothing I can or will be doing with those, as they will always remain floating, so there is no benefit at this point.

If you are trying to back into a purchase price to achieve your returns, you would set the other assumptions and back into the price. 

I'm trying to balance paying off the loans with having accessible cash just in case.

It's that balance of wanting to do your first deal but also not wanting to take on such a project that it keeps you out of the game for years.

By her explanation - they (the bank) offer a line worth 10x bank balance, for up to 12 months.

Mortgage balance is $98,851.75.

Finance with a High Balance Conventional loan, 30 year fixed 3.0%, 10% down and a target purchase price of $850K.

I am more than happy to move at this point, however, I believe I may have the rights to withhold the rent balance.   

We don't have a favorite strategy yet but hoping to achieve each one at some point. 

I think a conservative 5 year IRR could achieve around 13 to 15 percent.