Do you have credit cards with places like Lowes and Home Depot that you can use to buy materials now and not need to pay off for maybe 90 days?

Do not refinance a primary residence for this because you will be increasing your payments, but not getting anything for it unless the investment you purchase is giving you such a great return that it doesn't make sense not to do it.I have used HELOCs on both my primary and investment properties (when I could get them) as short-term debt.

I have a few properties that have increased 30% in the last year), and of course the tax savings + the debt paydown from the federal government or tenant.Overall returns are insane: I'm a buy & hold investor.

Then when you get ready to retire, if rates have come back down and you want to "earn" more cash flow by getting rid of your debt, have at it. 

Maintenance, the life cycle of commercial W/D, and the cost of converting from coin-op to debit card operated? 

We calculate gross income as all dollars coming in except taxes.Our clients gross revenue is the room rate (top line) expenses minused out and then they receive their net income.Net profit (or loss) would be then when they subtract debt service, property tax, insurance, utilities, etc.

The DSCR will still have a personal guarantee, and whether reported to the credit bureaus or not it needs to be disclosed as a debt, so there's no benefit there.

One word of advice, keep an eye on your Debt-to-Income (DTI) can make it difficult to get all those houses in your name. 

For example, I am a little concerned about some aspects of the business cycle recovery and a potential for a double-dip so I lean toward the safest part of capital stack which is debt (or low-debt equity).

If you plan on moving and keeping the other property as a rental, it's imperative to ensure that the revenue from the rental far exceeds the debt payments from the new refinance since you don't want to create a negative cash flowing property, aka a property that cost you money each month.