So obviously no one has a crystal ball and can predict the future of property values in the short term.

My crystal ball is in the shop right now , but back in the early 1980's I had an 11.5 rate and was happy because I was looking at 13 %

Nobody has a crystal ball.

But who knows--I haven't found a good crystal ball yet.The only reason I wouldn't refi in 12 months would be if rates really skyrocket, in which case I may keep the original mortgage and pull a HELOC for some equity and have only the HELOC at the higher interest rate.

Work with the agent to nail down your crystal clear criteria of what you're looking for!

Tax laws are changing, given we don't have a crystal ball to what changes are going to be implemented this next year or beyond, and I am just curious and looking for other people's views - given everything else is inline.....would you depreciate or take the tax savings? 

@Crystal A. wishing you success in your journey!

@Crystal Smith Really appreciate the step by step walkthrough of how to approach this thing.

Two thoughts:  (1) You need to be crystal clear on your game plan. 

@Crystal Smith Account Closed Thank you for all the incredible advices, you all rock and this is why there is no better site than BiggerPockets!