Florida also has many distinct markets.   

The distinction is how involved and active you want to be. 

One here in Oakland, another in Los Angeles.We of course cannot predict the future, but in the above case I just "assumed" that rates don't move one iota between now and a month or two from now.Getting the HELOC first, or getting the HELOC concurrently, priced out with the 1st position 30YF being 0.375% higher (holding constant all fees etc) compared to getting the refinance done first, and then getting the HELOC as a distinct separate transaction.

They are exciting, but distinct.2.

Unless you hit the lottery, it's just not going to happen that fast.What you are looking at doing here is making a career change, you're not looking to achieve financial independence.I think it's important to make that distinction so you don't set yourself up for disappointment.

Hey Josh,I've had this question come up a few times and the answer always netted out in two distinct categories for me:ROI:  Given your market, are you going to be able to raise rents enough to justify this expense?  

In my experience tenants don't make the distinction between hardwood and nice laminate in ~$1600/mo units.

My apartment complexes are properly leveraged with commercial loans and as long as my LTV and DCR are both very strong, refinancing, 1031 exchanging, or deciding to continue for another 5 years, of course with my bank's approval, is a distinct probability.Swanny

Of course new home builds costs even less on the take-off sheet pricing.We are finding that these trim finishes are becoming standard in even mid-level homes while the wains is a distinctive added-value.  

Showing that portion of the lease with their initials next to it might make the tenant rethink their actions.In the end people will always continue to impress and amaze you with new flavors of stupidity they come up with.