Option 3 is a blend of the two. 

Depending on how much you plan on taking out relative to your first lien, I would do a blended rate calculation just to make sure that it does not make more sense to refi. 

Obviously if your rate is high, it might make sense to completely recapitalize it and kill 2 birds with 1 stone, but if your rate is decent, a HELOC is advantageous because you are not touching the current debt, so your "blended" rate will likely be lower than if you did a cash out refi.

Neutral tones are recommended and @Marian Smith basic taupe is not pink, but typically a blend of brown and grey, and yes it is warmer.

The surrounding area provides an attractive blend of accessibility and lifestyle, ensuring an enticing living experience for tenants.

Maybe look at blending the two?

if you are comfortable start practicing and get permit to carry, what's the parking like in the neighborhood, have you gone there at night and sat in your car for a couple hours, add a ton of lights to the exterior that can't be smashed with a broom or shot out, can you blend in?

There is no color variance over time with the commercial carpet, so we can replace high-wear areas, which blends with the existing carpet.Your tastes do not matter - This will not be your home; you're not going to live there.

All equipment must achieve the highest Consortium for Energy Efficiency (CEE) efficiency tier that is in effect the year the property is placed in service.Biomass Boilers / Biomass Stoves: Oil furnaces and hot water boilers can also qualify if they meet 2021 Energy Star efficiency criteria and are rated for use with fuel blends consisting of at least 20% eligible fuel.Insulation: Insulation materials and air sealing systems must meet applicable International Energy Conservation Code (IECC) standards.Exterior Doors: Exterior doors must meet all applicable Energy Star requirements.Branch Circuits / Panelboards: Panelboards, sub-panelboards, branch circuits and feeders must meet National Electrical Code (NEC) standards and have a load capacity of at least 200 amps.Skylights / Windows: Windows and skylights must have obtained the Energy Star Most Efficient certification.Hot Water Boilers / Oil Furnaces: Oil furnaces and hot water boilers can also qualify if they meet 2021 Energy Star efficiency criteria and are rated for use with fuel blends consisting of at least 20% eligible fuel.The amount of the tax credit is dependent upon the individual component:Branch circuits and feeders: 30% of costs (including labor)Insulation: 30% of costsHVAC and water heaters: 30% of costs (including labor) up to $600 per itemExterior doors: 30% of costs up to $250 per door for a maximum total of $500Panelboards and sub-panelboards: 30% of costs (including labor)Home energy audits: 30% of costs up to $150Heat pumps: 30% of costs (including labor)Biomass stoves and boilers: 30% of costs (including labor)Windows and skylights: 30% of costs up to $600Here is the IRS fact sheet for additional information.

What we like is the decent blend of efficiency and scale relative to cost (compared to direct mail for example).