Be very careful though because if you still have a letter from 3 months ago your purchasing power may have decreased.

Using the $12K negative cash flow but decreasing it $1.2K annually would provide $60K negative cash flow.- Appreciation necessary to counter the negative cash flow would be 1.15%/year.

The only downside was it decreased my tenant pool drastically. 

I am very interested in getting into the world of commercial real estate where the loan you can get is not dependent on your income, and you can seriously increase the value of the property via NOI, simply raising rent by x amount and decreasing some expenses can greatly increase the value of the property.

With this information, you’ve added another tool to your investor’s tool belt that will help you to decrease your dependance on your W-2.

Most of the people I am working with agree that rates will likely decrease in five years so the likelihood of refinancing is a big play they are taking in their analysis. 

I'm in the process of applying for my first HELOC and have a couple questions: I've called about 10 banks and compared the terms and this info is the best out of all of them:Variable interest rate @ prime + 2.84% = 9.84% as of today10 year draw/30 year paybackAbility to unlock and re-lock a lower rate if and when prime decreases (this will cost $200 to do)Interest only paymentsNo initial draw requiredAppraisal and closing costs paid for by the bankNo max interest rate, it's just based on prime plus marginMy thoughts: 10% interest isnt great, but its better to get in the game than stand on the sidelines.

It may not be foolproof, but relying on other investors to tell me who they have worked with will significantly decrease my risk here.That was really brief but I hope it makes sense.  

You may find that you would be losing money on your home sale, as the market has been decreasing over the last few months (in most areas) and will most likely continue until consumer confidence is back, which may not be until Spring or Summer.  

It will decrease your chances of getting a deal done, but it's not illegal.