The theory behind the 10/1 ARM is that for as long as I've owned homes, I've never gone more than 10 years between refinancing (owning now for over 25 years).So we extracted the cash and were in no rush to invest instantly to offset the amount we'd owe with our mortgage AND the HELOC.If you have a mortgage, a HELOC and a mortgage on a rental property and you don't have the property occupied, then you're in really bad shape (IMHO).So what's why we refinanced over the HELOC.  

I am an Army Officer with about 5 years experience.

Like you we get 2 to 5 yellow letters pretty much daily.. everyone of them BS .. but it would take an army to chase all these folks down..

My dad actually retired here after 30 years in the Army.

We have worked with several engineering firms in the past and i have tried to employ an "army of engineers" strategy so that if something crossed their desk hopefully they will think of me if there is not an other developer involved. 

My parents purchased this house in 1994 while my father was stationed at an Army base in Colorado Springs.

I'm now out East, which is far far worse, always a good reminder of why we love the West, and am working on getting back to MT before it, too, has gone the way of the Indian Peaks and the Sierra's. 

I was able to leave Army and now I get a few deals a month now.

If you are a buyer, best way to get to properties in this town is to have a bird dog army.

There is a lot up in the air with the debris removal process from EPA, Army Corps of Engineers and Opt-In/Opt-Out process.