and 5 years is a long window for things to change in ways we don't expect (lower interest rates maybe??).

This works with any type of appreciating property such as real estate, stocks, etcDepending on the appreciation rate, you can potentially see asset values double every 7-14 years.Likely around 7 years if the appreciation rate is 8%Likely around 14 years if the appreciation rate is 4%If you buy something for $100,000 and it appreciates to $200,000, you can potentially take a loan on the $100,000 appreciation which would not be considered a taxable event.However, be mindful that you are paying interest on the loan and you have to payback the loan but yes, it would not add on to your taxable income.

Quote from @Blake Johnson: It sounds like you have a great cash flowing property with a cap rate of about 16-17%.

More control of the active income of our business due to long term rental market changes that are being effected by the rates as well as growing deal prices.

Another option is to estimate value based on potential income and market cap rates, which can give you an investor’s perspective.

We have a 3% rate so dont want to refi but the property has appreciated quite a bit so would like to tap into that equity to fund our next deal.I am having some trouble finding lenders that offer helocs on investment properties.Does anyone know of any banks and/or lenders that do helocs on investments?

They look solid and well built, it's the high crime rates and the developing area thats my worry. 

Yes, residential does give me a lower cap rate, but it's more stable. 

The deal doesn't work as well with higher interest rates.

In 2020/2021, when rates were at all-time lows, this area was super hot, like most other Atlanta markets, and investor demand was high.