Keep in mind most REI is a combination of monthly cashflow and appreciation.  

You’ll still be personally responsible for the debt and it will still show up on your credit report/DTI if that’s what you’re trying to pull off.You’ll increase your interest rate by 2-5%?

I've had pretty good success the last couple years with a combination of house hacking and building Accessory Dwelling Units.

I figured if I was going to owe Capital Gains, a HELOC would make sense since you don't have to pay Capital Gains on debt service.

The property jumped another 100k less than a year after the sell as well as rents went up to support what would have been the new monthly debt if I refinanced and held. 

At most, you will pay down the debt, and inflation will eat up all gains. 

Owner-Builder Construction Loan (Challenging but Possible)Some lenders offer owner-builder loans, but they usually require:✅ Strong financials (good credit, assets, low debt-to-income)✅ A solid construction plan, budget, and timeline✅ Proof of prior experience (renovations help, but formal experience is a plus)✅ A licensed contractor or project manager to sign off on the build2.

Investors can invest through 3 paths where investors capital is deployed immediately and stays deployed. 1) Our unlevered debt fund that targets 7-9% return with a liquid portfolio and quarterly liquidity.

I have ZERO debts.

Refinance is one way to do it, if you want to avoid getting new debt because cash flow is high look into lease options to buy or executory contracts.