My best guess is their failure rate is more than 98%.The truth is not as “convenient”.

Mortgage rates and PMLs are 8-12% plus points right now so the deal has to be a low enough entry. 

.✅ Denver - April - $610,200✅ Westminster - April - $570,000✅ Arvada - June - $655,000✅ Thornton - June - $560,000✅ Lakewood - June - $605,000✅ Englewood - July - $600,000✅ Morrison - June - $968,000✅ Conifer - January - $872,500✅ Evergreen - April - $1,200,000✅ Golden - May - $1,025,000✅ Littleton - April - $680,500✅ Parker - July - $715,000Certainly these months/time frames can change in 2025 depending on mortgage rates, inventory in your city, etc.But, if all remained constant, this gives you a ballpark idea of time of year to net the most money

You would end up saving the higher interest rate on the HELOC as well as closing costs.

Quote from @John Warren: @Mordechai Chaimovitz cap rates and NOI are commercial real estate terms, and 1-4 units are not really valued in the same way.

I already have 2 loans on the property with great interest rates that I'm not looking to replace.

Better to concentrate on decreasing expenses and saving for now. 

I don't do this for a living and have no real world experience, but at 40% down, even with a 7% int rate, that seems like a high monthly payment.

What interest rate are you getting?

They have had 100% occupancy at market rates and currently bring in around $2,000 per month in cash flow.