We've been able to rent properties pretty quickly, just as long as the rental rate is appropriate!

Time overcomes low cash flow to some degree... rents go up while your mortgage stays the same and your tenant pays down your mortgage.  

Hi, Are there any lenders offering HELOCs or second mortgages on rental properties with equity?

I just completed my 20 hour course for my Illinois Mortgage Lending License and the final step is taking the state exam.

Although 3.1% is a great interest rate I tend to not get too caught up in keeping a property just because the rate is good.

Many banks handling tax escrow accounts for mortgages have mistakenly thought there was one tax due twice/year or totally missed one of the taxes.Investors should research the SEV and the Non-Homestead property tax millage rates to project what the property taxes will be after adjustment.

Rates/terms depend on US credit (if any), property type, rental amounts, etc so there is a ton of variables. 

Refinancing will change your mortgage rate, and if it’s worse than your current rate, it’s not worth it unless you’re getting a great deal.

My wife and I have overhauled our personal budget to reflect the 'pay yourself first' approach (allocate in order: income comes in -> invest -> donate -> fixed expenses -> variable expenses -> fun $$).We are looking to see what experienced people generally recommend for a holding tank for that 'invest' allocation while we target our first real estate deal.What financial vehicles have you guys used that works well for this?

You may be better off refinancing with a cash-out mortgage and then financing the new property.