@Kerry Noble JrI thought trade lands were bought when the owners have no use for them.Therefore transferring their credit to the person who purchased them.

-We have debt pay down, as our tenants progress through the mortgage-We have tax benefits that enable us to trade up or simply claim deductions.What refinancing does for YOU is allows you to catch those profit centers.  

I have not done a 1031 exchange, but my understanding is that often times people do that to "trade up" to a larger (or bigger) asset.

@Jerry Zhang - What do units normally trade for in the area?

I work in the trades as an electrician.

A Heloc is a open end mortgage like a credit card so its an additional trade line on credit, cannto never be used as an Asset, PITI reserve, and its a DTI killer in most cases.A heloc is also usually set up on a shorter term versus a mortgage, carries a Higher interest rate, and most carry a interest only with a prepayment penalty.

If you are not in the trade or business of lending, the interest will be considered portfolio income.If you are in the trade or business of lending, the interest will be considered ordinary income.

I also looked into International REITS, funds that are traded on the stock market.

Soft assets like specific stocks and preservation phys assets this may not apply to, but you keep those at low % in your portfolio and actively "trade" those. 

I’m not at a place where I can altruistically give my time without trading it for income.