April is a safe month to "play the market" if you will, because the market starts picking up as a whole then but, a good reliable tenant to me always seems better than making a few hundred more a month.

Cost of Borrowing: Compare the interest rates and fees associated with a HELOC or cash-out refinance to the hard money loans you’ve been using.

You have a good rate compared to current rates.

so every step is tougher.2. you don't really compare the interest rate when purchased and the interest rate when refinancing - that is apples and oranges. 

And you need your property occupied by a reliable tenant.

These areas tend to attract more reliable, long-term tenants who are usually more financially stable and take better care of the property.

I have one I have drafted up but would love to compare against others.What are some items you always included in your MTR rental agreements?

I would be apprehensive to use it, however, with people without strong, reliable incomes and wealth.

Additionally, take time now to build relationships with reliable vendors and contractors; having a go-to network for maintenance issues will save you time and stress.

Raleigh/Cary is definitely competitive..it's a booming market, but your $30K in cash gives you some solid options, especially for a BRRRR strategy.If you're looking for slightly lower-cost entry points, here are a few markets to consider:Greensboro, NC: Staying within your home state, Greensboro offers a more affordable market compared to Raleigh.