I printed up iron-on t-shirts and door hangers, put flyers on cars at K-Mart, all saying "We Buy Houses."  

I table all of my comps before I start a rehab and besides columns for Sales Price, $/sqft, etc, I also have columns for:- Curb Appeal (1-10)- Flooring Types (Wood,Carpet, Tile, Laminate)- Staircase(Wrought Iron Spindles or Wood)- Master Bathroom (Type Vanity Tops?

Track the margin, not the upfront rate.Nearly all HELOCs are tied to "prime" at 1-to-1, which is what the fed raises when the fed "raises rates" (this iron-clad 1-to-1 relationship isn't true for the Fannie/Freddie/FHA stuff).The "margin" is what is tacked onto prime.There's a lot more to HELOCs than the margin, however.

What I mean is getting approval for such a plan.Different people are in Government and offices at different times.One council might love the idea and the others not so much.If you get approval you have to strike while the iron is hot.

I don't know your other financial circumstances Robin but unless you've got an annuity that covers your mortgage or another iron-clad income stream I would keep your paid off house just like it is - paid off.

This is a luxury property that I live in myself right now, this one is also a full rehab and attracts high end renters from downtown, has an 8 ft wrought iron gate around it, new everything!

Ironic, right?

Ironically, it came out to almost the same as what I currently pay.

Try searching for Karlton, as well.That said, it's quite ironic to me when you're replying to @Natalie Kolodij asking about "any other tax strategist" while she IS a great tax strategist herself.

As time has expired, you bought this house as-is, and your insurance has a iron-clad trial-tested exclusion.