Stay liquid and build cash.The holds that will allow you to retire and put your kids through school are def not these first two.I price out hundreds of DSCR loans every year. 

Unfortunately, Texas has a law prohibiting HELOCs on rental properties and I believe they also have a 70-75% max total loans allowed on the property which cuts into the equity I've built and would only allow for me to access 30K which would make it less appealing to go through the process for only 30K.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

Seems like a good opportunity on the surface

Lastly, there are great tools like DealMachine etc that allow you to "drive for dollars."

Cash out refis have lower loan to values allowed vs rate/term refis, lower rates, and no seasoning.

I usually adjust temperature right before a check in to make it comfortable for guest.Love the Honeywell 9000 color touchscreen thermostats.They also allow me to locking a temperature range so the guests can't set temperature to 60 in the summer.

This allowed me to build a relationship with that seller who had the two adjoining properties.

DSCR works pretty cohesively with hard money, especially when you use the BRRRR method since it allows you to increase leverage on the back end refi. 

From policy checking to proposals, outsourcing improves efficiency, allowing you to focus on growing your core business.