I think a bigger reset is coming in the coming 3-6 months, so i would be extra picky in my deal analysis.

Adding half a bathroom per comps added $50k valuation.  

. :)   I'll likely do the HELOC and not worry about the extra taxes on gains over $500k when I finally do sell someday. 

That would mean the extra 5k would technically come out of my pocket, right? 

Security deposits have been paid by the resident family half of the time and the relocation company half the time. 

I don’t want to underutilize the equity on this property so I feel like taking out 100 grand on our Primary where the rates suck already and it will only cost me an extra 600 or 700 bucks a month. 

You would build equity in your own property and could save an extra $2,000 a month.

I don’t have a lot of extra capital each month to invest in large-scale real estate opportunities yet, but I’m motivated to build up my resources and experience.

When I go to my credit union for a commercial loan there is no junk fees, no origination fee or maybe a half point origination and a better rate.

"Separation" may not be possible, but I'd like to think of an LLC as an "extra layer" of protection, although you're not completely isolated from risk... just makes it harder for others.