Save your money for your first deal.

So you'll be putting out quite a bit of money to do that, and when you sell, you'll most likely have to convert it back.   

Knowing how much you still owe will help figure out the real cost of losing that low rate.Also, when it comes to borrowing the additional $170K, it’s key to know what kind of returns you’re expecting to make on that money.

I buy my STR's for fun so that I have cool places I want to go to for my family that pay for themselves and make some money.

And starting to get some money is better than no money right ? 

My goal is to leverage the remaining balance of the second HELOC to fund another investment while exploring hard money or other creative financing strategies.

If you fix the inside of the house spend a bit of money on the outside. you don't have to break the bank but make an effort.  

For example, you could use hard money to purchase and rehab a distressed property and if your total owed on the hard money loan is still below 75-80% of the ARV of the property you potentially could purchase for no or little money down.

I have a great credit score and a good amount of money saved.

If you have a residential earnest money dispute its very different than negotiating a national retail NNN lease.Transactional vs litigationResidential vs commercialThose would go a long way to finding the best referral for your needs