If you have enough properties, you can ride a tenant issue with the other properties covering the cash flow/expenses of the bad tenant--especially if you have professional tenants who care about their credit score. 

I'd ride that horse for 5 years or so to see where the appreciation and market is.

Sure there are people who have done it but like Joe mentioned above is why your rate on HELOC is probably higher than your first mortgage so you'd only do it if your balance is really low and near the end of your term anyway so you're just getting it paid off quicker (like the last 1-3 years of payments left) becaues you want to get ride of the monthly payment and improve your cashflow now versus later.

Always some wise guy looking for a free ride  :)  We have one little requirement in these cases.

You need to put your blinders on and ride it out until you see the bigger picture.

Pair it with some local al-a-carte activity add-ons (partner with owners of these businesses Trap Shooting, Of Roading, Horseback Riding, etc...) and your rental can build its own niche

The market crashed we lost several zeros But what a fun ride trying to out give God.Look for the opportunities to give and where He wants you to give. 

From there, we moved to FL and I found several houses by driving around or riding my bike in the neighborhood.3.

In other words, Ogden failed to ride the gentrification wave that buoyed the REI landscape everywhere around it. 

Buying property can be a wild ride, but it's definitely worth it in the end.