I'll bet less than 1% redeem, so you never earn that interest.   

Based on the info I've received from a few nice people here, it's looking like a BRRRR/house hack is going to be my next best bet.

That's what I would do (and have done), and it's the much safer bet, with a higher probability of success. 

You bet.

But  odds are house   prices wont go down . 

Despite the massive 15/2 odds against him.

Your best bet is to start here.

That can lead to odd quirks, sometimes good deals, and sometimes long and arduous processes, it just all depends.I will share a story - one Credit Union was offering such attractive HELOC terms that Auto Dealerships caught on to it.

Further, too many groups coming together can mean too many cooks in the kitchen and lack of the ability to execute the biz plan properly.You bet on the jockey first. 

But somewhere around that range is a safe bet.