Because of your loan size, I would advise to buy the rate down using up to 2 points as those usually have the quickest ROI for the payment savings and you will not see rates drop low enough probably to do a refinance that makes since as it would take longer to recoup the cost of the refinance.HomeStyle Renovation loan does require all work be done by a GC so you cannot help with the repairs. 

I just don't understand where this is heading.Thank you in advance for any advise in this matter.

They can optimize tax strategies across states and assist with allocating deductions, handling multiple-state filings, structuring future ownership, and advising on capital gains or 1031 exchanges.

@Marcus Auerbach,  That is great advise and I am for sure am going back to wet signatures and tailgate signings after we have walked the property. 

Could someone please advise an actionable step or game plan I can follow to tap into my equity correctly (if that makes sense here) whether that's HELOC, Cash-Out or another strategy?

They may have insights on your particular market and may be able to help advise you on what is causing your low bookings.

- If you're already working with a local PMC, why hire them when they should have advised you to list if vacant?

Can someone advise how to deal with this situation?

Please advise and have a blessed evening.Sincerely, Peter MihelichThe Plan: changing my life by helping others live in better conditions- 

It is illegal to discriminate against a tenant based on their source of income so I would advise against even mentioning this in any way shape or form.Are you qualified to purchase expensive RE?