Now, Stessa just dumped all my transactions going back two years and I have to manually import them and recategorize everything. 

Take for example, while representing buyers in single family transactions, during the negotiation, I ALWAYS ask the sellers to credit the buyer(s) up to 3% of the asking price toward the buyers costs.

I store some funds in a HYSA as well as lower risk investments.

I can tell you as a Banker it is much easier and you will get a lower rate if you do a cash out refinance versus a Heloc in this market.

Of course then covid pushed rates even lower, which of course because no one wanted to borrow money with that kind of uncertainty.   

If it sits vacant for months at a time, the data model gets recalibrated and they'll tell you to lower your rent calibrations, but maybe what it needs is someone to tell you "you know what?

Purchase at a much lower than even market price or get aeller concessions2.

I'm in Northern Nevada and there are vast areas where you can get away in the mountains with a lower wildfire risk.

I would look for a bunch of Sub To Deals with 2-3% interest rates ...... then rent out for cash flow and huge equity build up when rates are really low (check out amortization schedules and compare 2-3% vs 6-7% with the same balance and length of time - check out the principal portion each month - the lower the rate the higher amount goes to principal PLUS better cash flow).

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.