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That moratorium is supposed to be temporary.Mind you, while the US used to have (some of the) lowest interest rates in the world for the last 15 years, this is no longer the case and the US actually has some of the highest interest rates in the world nowadays and that doesn't look to change any time soon.

changed a 5/2.5 into a 7/4 What was the outcome?

This has created a "shared driveway" with the neighbor making an ugly curb appeal, not to mention cutting their lot in half.

And you're right, it moves fast when the value-creation chain is created on both sides of the transaction.

I saw Rod Khleif - Life Time Cash Flow Podcast is now offering Multifamily coachingOne on One  $14,900 one time and $1900 a month. 

HELOC can be good for this situation - then you can pay it down and use it again for other life events etc. 

(I know, nothing is certain but just hypothetically) and all cash out loans are not created equal. if you have a lot of equity you can borrow up to 60% with the lowest rate possible, which would be close to a half point lower then borrowing up to 75% loan to value. 

I am about to lose my car my place to live basically my life.

The idea of flexible hours can quickly turn into 24/7 availability.Solution: Create a routine, time-block tasks, and set clear boundaries.