In the meantime I will continue the search for a new PMC and talk to our lawyer with the intent of filing a suit since odds are it will be needed. 

You do lead me to a point of maybe I should investigate their financial stability a bit more.The guy with the 4 plex I talked to WAS thinking about taking the $120k.

Continue to do your research and also ask ChatGPT questions as well as I have been finding Ai to be super useful for research lately.

If it sells for >$120k I'll get a good chuckle and continue being clueless about this market. 

Building out my portfolio with strategic, secure passively cash-flowing assets to continue to build leveraged equity.

DSCR loans could be a good option if you want to continue to grow your rental portfolio.

There are but we have not continued in that particular area. 

However, if you'd like to continue to grow your portfolio and use your own funds (instead of OPM), then I would tend to say take out more than the 50k in order to fund future purchases.

Subsequent to that, I do see more letters going out based on our continued review.

Refinancing next year would likely allow you to lock in a potentially lower rate than the 8% you're currently at, especially if the market conditions continue to favor lower rates.Avoid Duplicate Fees: You're right in thinking about avoiding duplicate fees for the refinance and HELOC.