I ended up getting real estate license (while still keeping my job) grew the real estate business and continued to buy properties.

Noted and will continue with a proper notice of an increase in rent.

If I were to do this, which I don't plan to for at least a few months (I would like to properly do my research) I was also curious whether or not people thought interest rates on HELOC LOANS were going to start going down or continue going up?

I, personally, wouldn't continue to work with a buyer who tries to dictate how I negotiate, especially one who wants me to "repeat back ... how they'll present." 

You can continue to invest in real estate and create more depreciation losses via cost segregation to offset the recapture though. 

We typically start by setting up a strategy that will maximize the tax benefits available to them so that they can continue investing/growing after the first initial purchase. 

From there I can expand and continue to invest or pivot to hiring out agent stuff, and start having fun with investments. 

Not one penny was spent on any of that and continued to reinvest it. 

Lots of time and lots of continuous outreach.

The cash flow is okay, it's not great, but the principal pay down on this loan is over $10k per year, and this is a great location, so the property value and rental rate will continue to appreciate over time.