This has been the experience in Vancouver and Toronto for the last while, where anything and everything just increased in value by crazy amounts. 

Up to last year, you couldn't even ask, recent appeal hearing says you now can, but you still can't adverse his application for that reason.   

People have been saying there is a crash or correction coming to miami for the last 3 years.

Mainly because if I used that metric alone I would not have done my last 10 successful flips. 

The risk analysis and mitigation is all over the map.We have done very well over the last 15 years.

The pitfall , of course, is predatory regulations passed since last housing crisis under false pretext of saving or helping home owners to avoid foreclosure.

I would have a conversation with the tenant, and then after that if you determine that’s in your best interest and theirs to seek out a new tenant give them plenty of time and make sure you leave amicably because in case you get more rentals and they are looking in the future, I have a higher income that relationship is sure to last, which means that you have guaranteed business in the future.

Quote from @Natalia Perlova: Quote from @Marcus Auerbach: Agree with the last two posts.

Last question, how significantly would the APR improve if we leave 30% in vs 25% or 20% on a HELO? 

You are basing your claim of damage solely on the time the seals lasted not on the type or cause of the damage.