I would say maintain a healthy asset/liability will help.

If we could refinance to say 60% LTV, it'd put $370k more in our pockets to buy more properties, and only dip cashflow to $3,600 but effective cash ROI would be 50%-60% with a healthy $1650/mo going towards principal curtailment. 

As stated above make sure you are buying good healthy cash flow properties if you are using a LOC against what you own today.

I drew a little picture so it's not too confusing.In the video, it's obvious that the 4 inch line is in pretty bad shape - lots of grading issues and offsets with major healthy root growth.

Then I know how much claimable expense I have for the month, as well as how healthy it is doing (cash in pocket) for each month too.I like yours as it looks like it follows the IRS list of expenses for your rental.

Also, a black light will help you see what has cat urine on it (the proteins in the urine glow) then you'll know what areas to focus on.

I have a healthy credit line against my home that requires monthly interest only payments which I could simply draw off the line if I wished.

If I lived in Florida, I would sell my properties here and buy there, if I moved to Houston or San Antonio I would do the same.I think we will look to divest out of our rentals over time within the city limits of Dallas, but we will continue to invest in the metro area.Over the long term I feel like most metro areas with long term diversified and healthy economies are great places to invest.

But, the plan is to refi or obtain that supplemental loan and get cash back out which increases the CoC and IRR over forecast.If you are a true value add player, an apartment should be no different than flipping a house, create massive value early, get the money out and if the market is healthy, look to sell and find another property you can do the same thing to.  

Finance it by either finding a HML that will lend to you based on the ARV and getting a very healthy deal, or by going to a private lender.