As of today, the house rents for $3,400 per month and my PITI is $2,500 per month.

There is an affordable housing crisis here in America.

It's debt you'd still have to pay back, but at least you will not touch one of those two amazing interest rates. 

We would need to go into a very deep, very bad recession that is housing related for that to happen however so I would not hope for that. 

To Sum it up, its a good idea if you can exceed the cost of capital (higher rate than your cost of debt) with what you earn on your heloc/debt you pull out and invest.The question is how much gains above is enough to substantiate the risk of your variable interest rate, well thats up to your personal investing criteria.

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.

Here to rub minds and learn from everyone

House gets foreclosed on when a borrower is not paying its debt obligations - typically its mortgage.buying foreclosures is not for the faint of heart as you have no idea of the interior of these properties lastly while it can be beneficial also realize if there are a lot in an area those homes are the new comps when trying to sell so it lowers home values in an area 

@Jason Lopez You don’t need an LLC to rent out a house in San Antonio, TX, but it can provide liability protection by separating your personal assets from your rental property.

On insurance side of things, there is a lot of variables.