Wondering if it will be a waste in fees paid to either HELOC or Cashout Refi because there may be a possibility of having to sell to get the primary residence we want next year and end up paying Realtor fees to sell it. 

It is very effective in and of itself so it is something that can be done reasonably cheap without taking a ton of time.https://www.greengluecompany.com/

Do you believe it will now be more cost effective to hold a license or do you believe the expenses will go up with what I assume will be a flight from the business by low producing real estate agents? 

You'd be a dang fool to waste your energy or effort's on ANY US standard rental more or less Sec8, are you kidding me?! 

But effective?  

Thankfully, we caught it during the plan review stage, and with a stamped structural design, they got the kitchen of their dreams—without jeopardizing safety or facing surprise delays.Here’s what to think about when renovating:Structural Changes: Even moving a wall can have ripple effects on the stability of your home.HVAC Systems: New layouts might need adjusted airflow or ductwork.Plumbing and Electrical: Moving sinks, showers, or outlets requires careful rerouting to comply with building codes.Before starting demolition or submitting permits, have your plans reviewed by a licensed engineer or architect to avoid costly surprises.

It's hard to guess how soon regulations will become effective.

Stessa is not perfect but I like the capability, love the %5 interest rate on my associate account and have found the support honest and effective.  

And, yes, there are years of data points to validate that just within my office, tens of thousands of dollars of wasted appraisal and inspection fees for deals (mostly not mine, thankfully) that had 0.00% of going anywhere but the "Loan Application Declined" bin. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.