We are refinancing 2 of our current properties and taking out a revolving line of credit.

Not sure what the misc. expense of $500/year is ... trash, CAM costs, or exterior maintenance?

My conversation with him revolved around the following points:1)  I could close in a month (I'm not a cash buyer--that's when he was hoping to list which is unrealistic considering the amount of work).2)  I would buy the house as is (he wouldn't have to worry about inspections and hidden costs)3)  He wouldn't have realtor fees or seller concessions at closing4)  He would be able to just move without all the stress of trying to do the rehab.

If you have high revolving cc debt you have no business investing in real estate or any other business for that matter. 

So I offered the seller 3k, he didn't say anything, I let the silence do the work, he said 6, I said no way, and went back out to the A/C and he cam down to 5, I went to 4.

I just dont want to put money away so aggressively, just because there is debt revolving around but wanted to see how can I invest that extra monthly cash anywhere. 

My question, however, revolves around a potential fee structure.  

They all revolve around knowing what the seller needs.

I have been a member of AAA since 2011 and have taken the CAM class offered there.  

Term: 5 yr fixed (I'm at end of 2nd year).New loan limit approved at $464,000 (80% of newly appraised property value).HELOC agreement drafted with: fixed portion $397.5K at 2.89%, revolving portion $67K at 3% (prime + 0.3)Cash out blended rate: 2.83% (blended between 2.89% and 2.64%)The term in either scenario remains the same - 3 years remainingWhen I tried to get my advisor to switch gears to a cash out refinance, he argued that HELOC is still a better product.