For a traditional Heloc at most small banks/CU's, the rate will be variable and will be WSJ Prime + a spread that represents the borrower's credit risk.

So, you, as an individual, may not get to the same rate that a MASSIVE national builder can...but you can certainly offer credits to the buyers to help buy down the rates. 

Hello Team,I am  looking at my outstanding credit card debt which is at ~25k would it make sense for me to consolidate this debt to a lower interest loan? 

Mortgage lending is highly competitive, and there are many newbie loan officers that will bend over backwards to get you to pull a credit report and pay for an appraisal.

I usually work with my local credit union where I have developed a relationship over the years.

I have a few commercial loans that don't report to my personal credit. 

Real estate investors do not get lines of credit from a bank.

Demand for February/March move-ins should see a notable uptick sometime in January, but you'll for sure see your strongest rental demand in late spring/summer.Your most recent post mentioned that you were going to look for someone for a 6-month lease - I think this is a great way to approach it to minimize vacancy loss while biding your time until we get into the higher demand summer months.Getting creative with your lease term and credits/concessions could also be a good way to solve a few potential problems in one shot. 

What's your credit score looking like?

Speak to everyone.You might investigate a wholesale line of credit if you are doing enough volume.