Hey folks,So I’ll try to keep it brief and short.

I don't think that your theory of holding for family is accurate. 

I know rates have dropped a decent amount in the last week or 2, but based on what i am seeing/hearing about rates likely to continue dropping, wondering if i should hold out??

They still could get the $200k long-term rental exemption and be taxed at a higher rate. 

Townhomes or condo's are usually not the best for long term investment.

For example, while I am a remote provider originally from New Jersey, I find that I can be particularly effective for clients where I'm located here in Oklahoma City because I hold the majority of my investments here and cut my teeth doing my own books and taxes in OKC.

But if you can purchase something in an opportunity zone that has potential you will likely get a better long term return on your money. 

Im debating if its a good idea to refinance to a 15 year 4.375 fixed rate paying 2 points. it looks like a win win in most scenerios because of the rate savings and shorter term.

Do I understand the interest rates and terms for the home equity line of credit?

While the long term hold landlord would love to offer $85k.