Its still your debt, though, and it would now be the first mortgage and your new loan would be a second. 

That means they are paying dividends out of investor capital or debt, instead of NOI.

In my experience, cash flow is key, especially for long-term holds, so running a detailed DSCR (Debt Service Coverage Ratio) analysis might be a good step here.On the flip side, if you're eyeing faster returns, a flip might be more lucrative.

I am hoping to roll these two into one loan and reduce my monthly payment/ interest rate on the HELOC as I will be having the debt long term.I also currently own a 11 spot RV Park which I own all 11 units and is currently generating $10,375/month in rent.

To do delayed financing or a cash out, you can go conventional where you use your debt to income / DTI ratio to finance or you can do a DSCR loan if an investment property.

I was conflicted on DR's adamant position against leveraged debt, however, having a degree in finance and economics I believed I had well balanced approach.

Conventional loans that use your debt to income / DTI to structure the loan require 12 months seasoning to use the new appraised value for a cash out refinance.

The terms on the debt look good.

My first rental has over 100k equity and the rent is almost double the debt payment (I've got a really great mortgage from 2020 so it cashflows very well).

Eliminate debt, establish a budget, and save.