With those kinds of rents ($5,800 between the 2), even with a 9% cap rate, in my opinion those properties should collectively appraise for nearly $500k.

Congratulations on your first investment property! 

If I purchased a home locally I’d have to ask well beyond the market rate on rent just to break even.

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

I want to consolidate that CC before the 0% APR ends because the interest rate will really make it hard to pay off. 

If it's currently an STR they should be able to provide you with the p/l statement from prior years so you can see gross rents, operating expenses, average daily rates and occupancy levels.

A conventional mortgage with 20% down at 4.5% rate.

Firstly, you can save costs by paying your VAs directly.

Hopefully the first of many

@Robert BriggsSince a cash-out refi and HELOC aren’t viable options in Texas, and personal loans have high interest rates, consider a few alternatives.