If not, these are liabilities and wouldn't advise adding debt.

The sentiment feels a lot like 2008, home prices are unaffordable, Price to earning ratio don't make sense, rents are high (which is a goo thing only of the homes weren't so expensive), I feel like it's a ticking time bomb with the debt crisis.

If the floating rate debt starts costing too much and there is no capital to replace a rate cap, reserves run out.  

More than likely a blend of my money and other sources.So, I'm assuming "other sources" is equity, not debt.

When the IRA invests in real estate using debt not only does it have to be non-recourse but the IRS says, you can use leverage but since you aren't only using IRA money for this investment the retirement account is going to pay UBIT on the income generated because of the debt. 

Use a home equity loan (fixed debt) instead of a HELOC (variable equity) and build an additional unit you can rent out in your own backyard.

That helps you eliminate properties but not decide what to buy.   

MYTH: transferring debt to heloc will pay Debt off soonerBUSTED!

My bank account is connected to Stessa to eliminate the need for me to manually track income, expenses etc. 

I have very little debt besides mortgages and have spent my own money doing renovation over the last few years.