I'm not going to continue arguing with you about this on this thread because quite frankly nobody here cares if we are being honest.

@Austin Green also wondering if you did the STR in Franklin and how it's doing?

Personally, I like Pace and think he is a smart guy who cares about helping people, but the empire has overtaken the vision.

Without too much detail I had to quit my W2 job 2 years ago to care for my disabled son and my wife is still working.

Also I understand the funds aren't available for the improvements so that is another obstacle that has me leaning towards price reductions to move on as soon as possible.The exit of lower tier SFH's is something very few investors care to consider when making their investments but deserves far more consideration. 

The bank will make you leave 25% equity in the property - but you also still want the property to at least cash flow some - so be careful how much equity you pull out / new debt you take on.I would do a cost benefit analysis of what your actual gain is in cash-flow on buying a new property with a (currently) higher interest rate (if financing), versus just holding on to the current appreciated property and enjoying that cash flow.All the best!

I’ve taken care of all my debt and am pre-approved for roughly $220,000.

Jason - First, we care about our users, which is why our policies exist. 

I have equity in my CO rental; I don’t have a large enough sum saved up for a down payment yet so I’m wondering if a HELOC would be an option on my CO property. 

And there are landlords who only care about maximizing profit and nothing else.