He got married, moved out, costs have gone up, and he made a few adjustments, rented out the 4th bedroom and continues to hold it.

Put systems in place to look for and make offers on properties and then adjust as necessary. $100,000 is certainly a good place to start from.

And Cash Out Ref is more specific.Anyone can adjust what i say if that is in-corrected.

Kitchen renovations were not in our original plan, but these adjustments made our kitchen far more functional, and we feel the extra time involved was well worth it.

I cannot remember what to adjust to get a cash-on-cash return I like.

As @Josh Stanley suggested I have made adjustments for BRRRR deals and lowered the Refinance loan amount in order to improve cash flow to an acceptable minimum.  

On larger properties, outside of performance calls, owner's usually get involved if there is a big bust in the budget (to alter the business plan if needed), capital expenditures are going to be more than estimated (find ways to cut costs if possible), or leasing strategies need to be adjusted to keep up with other competitive properties (example: providing concessions on new leases or renewals). 

., sales prices adjusted for inflation) before you draw your conclusions. 

He said he is willing to adjust if I can find Actual rents that are more in line with the current market.

The downside to HELOCs is that they are adjustable rates and callable notes, they're not long term debt instruments, but they're very useful none the less.