I’m trying to predict what the area will look like 15 years down the road.

If your goal is to sell in a few years there is no way to predict the end result so if you aren't comfortable taking that risk on your shoulders you probably shouldn't invest.  

My prediction is that over the next decade, as Raleigh and Charlotte become overpriced and overcrowded, Greensboro will be next to be hit with the population wave.

Roofing, siding and HVAC problems are pretty predictable cost wise.

You really can’t  predict what the tenant would want.

The more stability in a property’s income stream, the more investors are willing to pay because it behaves more like a bond with predictable income streams.

Wherever thetext of this document so requires, the singular includes the plural.Dated: ______________________________________________________ _________________________________________A notary public or other officer completing this certificateverifies only the identity of the individual who signed thedocument to which this certificate is attached, and not thetruthfulness, accuracy, or validity of that document.STATE OF )SSCOUNTY OF )On before me, , Notary Public, personally appearedwho proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the withininstrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that byhis/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed theinstrument.I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.WITNESS my hand and official seal.SignatureThis area for official notarial seal.A notary public or other officer completing this certificateverifies only the identity of the individual who signed thedocument to which this certificate is attached, and not thetruthfulness, accuracy, or validity of that document.STATE OF )SSCOUNTY OF )On before me, , Notary Public, personally appearedwho proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the withininstrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that byhis/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed theinstrument.I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.WITNESS my hand and official seal.SignatureThis area for official notarial

It would be odd to have no closing costs on a HELOC as it is a security interest like any other mortgage or deed of trust... so the instrument will need to be recorded, title insurance may be required, there may be closing fees and transfer or recordation taxes due, etc., depending on where the property is located.For those who think they paid no closing costs either the bank covered those or they in fact paid them because they were included in the first draw.

Cost can vary a lot here.Anyway, if you can afford it and easily answer your phone, I would start with direct mail as it will be the most predictable. 

One can safely predict that rate is going to go up on the reset - 5% to start, and then likely higher each reset annually.I'm debating about pulling more cash out of the refi to pay down (or potentially off) the investment property.