Lending: You bet.

We are a huge sports town and host tons of sporting events - Indy 500, all our professional teams, NCAA, Big Ten tournaments, etc. 

HELOCs are variable rates and it's highly likely that they'll actually be LOWER in the near future, why not bet on that?

@Dennis Carter IINot an attorney but I do not see why title insurance would cover this as there was no written agreement that was missed it was verbal - there was nothing they missed.Sounds like your best bet is to drill your own well.

If your debt is student loans at 6-8% interest your best bet is to pay them down/off as fast as possible as most investments will achieve a similar result but that is gross (before taxes) not net.  

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

Betting on appreciation for the recapture of initial funds in this market with a refi may put you negative cash flow.

Gamblers hope for the big pay off that may show up with a $100 bet on my conversation with Jack.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Your best bet might be to find a private fund that aggregates money and lends it back out to real estate investors.It is worth adding that this is not a tax-efficient way to get involved with real estate.