Mentally it's hard to buy into a dipping market, but I think that's where a lot of money is made longterm. 

So I'm trying to have a "built to sell" type mentality here. 

I welcome and encourage anyone on the forum to chime in if I may have misrepresented anything, but this has been my mental model after spending countless hours running through different scenarios.I dont have a heloc personally but just curious are they all fixed rate / or are some of them variable when rates rise the interest rate rises or when rates fall the interest rates fall.   

It has brought me into a great depression mentally as I have to start all over... but its hard talking and trusting people now.

We embrace S8 applicants, but screen them just like any other applicant.Many have an entitlement mentality and try to leverage their S8 voucher by pretending to be helpless:1) A percentage won't apply because they expect a landlord to waive application fees for them.2) Many cry broke and expect a landlord NOT to charge them a security deposit.3) Many of those same S8 tenants trying to avoid paying a security deposit, won't make an effort to call the list of nonprofits we send them that will pay their security deposit if they apply.4) A lot of them try to avoid paying for utilities.

If that is the path moving forward we will be left without a home as of 9/21/24 which will create incredible financial, mental, and physical stress on our part.

A good number of homeless veterans also have mental health concerns, varying in degree.

I book marginal candidates in between strong ones to create a scarcity mentality. 

Our mental model is to have enough that someone arriving late could put together a bare bones meal for dinner and have the essentials for breakfast before they head out to get actual groceries. 

You could have hired a PM and been financially and mentally better off.