Sometimes the long term capital gains are palatable and it may make sense for you to pay the tax rather than force a bad deal.

The six month cd isn’t the point my understanding is that I can’t just take out the HELOC, I need to actually use the money for my plan to work and a short term CD seemed safe and reasonable 

Somehow, I had it in my head that I didn't want to do a cost seg, I like to keep things simple and cost seg seemed not worth it, so I have been investing for over a decade before we did the first.

I'm most interested in Single-Family or Multi-Family Homes with the intention of having Mid or Long-Term rentals (although I am not opposed to Short-Term either).

My short term goal is to start investing in single family homes/duplexes within 100 miles of Boise as long term rentals.

I think 1) 10 years that includes recovery from GFC and the Covid pandemic is not a long enough duration2) I think for those 10 years, 100% is not that special3) I think many Midwest markets did not experience the appreciation you depict.There are Midwest markets that have pretty good long term appreciation but there are also many Midwest markets that have appreciation that has not historically kept up with inflation.  

Borrowers should always shop around, especially in the hard money space where it is so easy to quickly get preliminary terms over the phone.

This term replaced "subprime" and looks a lot different than subprime loans of the past.

These type living arrangements are primarily short term until user circumstances change

As always, read ALL the terms before you sit to close.