Early 2017 investment, assumable, high 3s fixed-rate debt with a 5-7 year expected hold period.

I will say that during that time, the HELOC interest rates were very low.  

.✅ Tariffs & “America First” ManufacturingTrump has made it clear—he’s bringing manufacturing back to the U.S.Expect tariffs on China, Mexico, and other foreign producers—forcing companies to reinvest in American infrastructure, factories, and real estate.That means more demand for industrial real estate, warehouses, and logistics hubs right here in the U.S.And guess who’s already looking into those opportunities?

I just got something small and well within my means - refinanced when rates got low and now it's a decent little cash flowing rental 

You rates go up even if you don't make the claim. 

It's gone through a bit of a fad-craze so I'd say first thing to look out for is vet'ing the credentials of them, there business.

How much does it cost to buy down rate per %?

What if I like a banker but another bank is offering better terms on the first couple deals? 

Townhomes and condos in areas like Spring Branch, Heights, and Rice Military can see high appreciation rates.

I am going to wait until rates drop a decent amount and sell my former primary, which is now a rental, at a premium.