If the market is showing strong fundamentals then I can more easily justify valueing my property at a lower cap, especially if the velocity of the market is strong.

The investor interest isn't aligned as well because the goal is to make the upfront FEES with velocity and little motivation to drive back end equity growth.This is why on a completely stabilized property for me it would have to be almost tens of millions in price to throw off enough cash flow split between me as the sponsor and the passive investors after the 7 to 8% pref paid out to be worth my time.I have a current minimum of 100k investment per passive investor.

I do have a full time job outside of real estate so deal velocity is not something that bothers me. 

If you're going to save $500/month, I think that will be pretty fast.If you're worried about extending your pay-off, you could always put that extra money towards the mortgage each month or check out "velocity banking."

Check out "velocity banking," it's a strategy for paying off mortgages faster and you may be able to use it to knock out the HELOC quickly.

I’ve got about $500K-$700K in liquid capital that I want to invest (not necessarily in one investment) and build a long term investment path in Charleston but I’m struggling to find the starting point. its taken me 6 years to get to the velocity we are at.. 

I doubt boarding it up and leaving it there would qualify.3) Without knowing any of the numbers, or the market you're in beyond the war-zone comment I'd say personally I don't want to be in war-zones, so I'd take the money and move on to the next project.In our flipping business, velocity of capital critical.

Velocity banking...

The seasoned investors tend to always be in buy mode however the velocity of the buying can change with the real estate cycles and so can tweaking the investment strategy somewhat.

Many people forget about the "velocity of money" side of things.