I never make a loan, no matter the equity position, that the past actions of the borrowers lead me to wonder if they will be likely to pay me back. 

To access your home equity without selling, you can explore options like a home equity loan, a line of credit (HELOC), or a cash-out refinance.

The builders lender was pressuring them and would not give them new loans until these were retired..

Quote from @Caleb Brown: Is the property worth the higher price to pay off the loans?

The hard money loan interest rates scared me, renovations were going to go over, ARVs probably overestimated, got out of it.

Classic 30 year, fixed rate loans.

I’ve hit my financial goal and can quit buying houses. 2025 goal: pay off my last two 401k loans I used to buy a couple houses and enjoy a second home we just bought for ourselves in November.

I would say the same for employees who need say a second advance on their wages (we allow one).I am willing to make a personal loan if an employee really needs it and you could consider doing it that way with a tenant in need.

Questions:- Commercial Loan - what are the best terms to target?

Real estate loans are taxed as you pay down the principle, not when you borrow the money.