Refi: The piggyback HELOC is a good tool for quick access to capital, but since it's been delayed and you're already tired, it might be worth waiting for a combined refi and HELOC.

I have some ideas about how to make this possible (partnership, private loans, refi/heloc, or combination)...But what would you do in my situation, if you were starting your portfolio from the beginning in 2024?

I used a combination of leveraging my business line of credit, HELOC and partnerships for my first couple deals before adding in private lenders. 

.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

The combined transactional costs alone between the purchase and sale are going to be north of 10% of the transaction value.

Also in your strategy lay out the combination of cash flow and or appreciation.  

By sourcing directly from trusted factory partners, Griffin Modern saved significantly on key elements like the Pivot door, floating staircase, glass handrail, and casement windows—items that normally cost 30% more when purchased at retail.

This looks like a combination of interest rates and just relatively high prices still (e.g. most duplexes I've seen start at around 600k).

Owe 2 million with 5 million in value combined. 

We bought it for $225k with a 3.125% mortgage and 1) are interested in keeping it as our first rental. 2) We are thinking about using some of the equity (maybe $50k or less as a HELOC to combine with existing cash for our next home down payment that we can convert to a HELOAN through our credit union).