They are locked in with a 6% interest rate on a property that we went above asking price on.

I locked a DSCR loan yesterday at 6.385%, 75% LTV.  

Ask if you can do little tasks like having to go change a lightbulb, change a lock, etc.

All end buyers can see it on the market now and can buy it direct so what would the point be of you locking it up on assignment and then asking people to come back and buy it when they already could have bought it without paying you spread in the middle.

I had a couple clients lock in just recently at 7.1% on 10-30 unit deals.

@Kevin Hoover, with certain types of entities it is possible to contribute property to and distribute property from that entity without triggering a tax event. 

Have you considered a cash-out refi instead of a HELOC to lock in a fixed rate and avoid variable rate risks?

The boot amount is taxed as capital gains and may also trigger depreciation recapture.For example, if you sell a property for $500,000 with a $300,000 basis, resulting in $200,000 of gain, but reinvest only $400,000, the remaining $100,000 is taxable.

.- So, you may want to consider locking in an interest rate via a 2nd mortgage.Do you have reserves for unexpected expenses?

Accounting for 10% management, 5% vacancy (2 year lease locked in on tenant that has been there 2 years already..) 10% cap ex, and 5% maintenance.