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.

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. 

Hi, I would love to hear what everyone's favorite project management software has been in the last year? I've used Asana and Monday in the past for a few flips, but neither seemed tailored for construction management....

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 

Do you look up competitor rates?

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.

new houses are getting sold for 600K, old houses switched to multiple offer selling model, just like some places in GTA.

Flipping houses is a lot of work.

"But rates have been at 7% or higher in the past, and investors still did well!"

There’s a reason that big hedge funds still buy and hold houses.