Look at quality properties (not something that is cheap and looks good on paper). 

Have to agree with most here in that a SF-> duplex conversion needs some really specific qualities to be worth the squeeze.

I see HELOCs as low as 7.5%, so the difference is not that significant.

But occasionally we have issues and tenants need to be asked to leave or just decide to disappear in the middle of winter and it sucks.The worst part is I find the quality of tenant interested or willing to move this time of year isn't the greatest either - often times there is a reason they have to move right now since most landlords don't like ending leases this time of year.Either lower your rent or just hang in there.

Maybe with a low (70% or less) LTV or an ARM and stellar credit...also depends on what type of loan you're looking for (nonQM or conventional Fannie/Freddie)

By systematizing these areas, you can shift from a reactive approach—where deals dictate your strategy—to a proactive model that generates high-quality acquisitions with reduced risk.2.

Forget the course and put that money on a quality vacation short-term rental.  

Could be a business decision based on keeping long-term high quality tenants rather than risk the costs on turnover. 

Low on capital at the moment so rebuilding savings to hopefully continue growing my portfolio.

As there are Californians still moving here, the vast majority are instead picking the states with low or no state income tax like Texas, Florida, or Tennessee.Although we still have a positive influx of people moving here, more people have been leaving due to rising housing costs in recent years.To put it in perspective, we saw around +45k in the 2010's.Overall, CO is basically a balanced net migration in recent years which is likely to keep home prices steady....