@Brett Jurgens,With strong equity and a good tenant, you have a few options:Cash-Out Refinance: Offers lower, fixed rates for stable monthly payments and lets you keep the property while using equity to invest in another rental.HELOC: Provides flexible access to cash, though with typically higher, variable rates that can fluctuate over time.1031 Exchange: If you're open to selling, a 1031 exchange could defer taxes and allow you to trade up to a higher-value property or diversify into a different market.Each option has pros, so it really depends on whether you want to hold onto the current property or leverage its value for something new.

So I'm strongly considering adding a handful of these to my buy & hold portfolio.I understand that there's no "risk-free" method to acquiring these properties subto, but have any of you had success over the long-term acquiring properties with VA loans attached?

Construction costs are up over 40% in the last 4-5 years. 

Any special type of flooring that you recommend to make it look better and less maintenance over the time especially when there is turn around of tenants.

This year i added a half bathroom on a property that has a value over $1k/ft.  

I feel like rates will come down over the next 6 months or so.Unless you find a screaming deal that you just can't pass up, then bide your time.

You can go as low as 2.5x in some cases but NJ tends to produce enough traffic/applicants where 3x should be minimum unless property is over priced.

Let's stay connected and continue to learn from one another. 

We've taken over a lot of turn-key properties that were turkeys because the rehab and PM were terrible.

The risk analysis and mitigation is all over the map.We have done very well over the last 15 years.