I'm reluctant to do a refi since I have great rates locked in and I'm not 100% sure when I will need access to the credit lines from the HELOC, plus I'd rather avoid increasing my payments until I need the money.

I found a 2 bed/2 bath with a fully finished basement which i turned into a 4 bed/2 bath, increasing the rent significantly. 

That has come up in a few recent podcasts about the need to create good deals as they are increasingly hard to find.I tend to focus in the same areas as you and have had the same dilemma, lower the rate of return you are willing to accept, or wait it out. 

Variable rates do worry me, especially with more planned increases this year. 

Since the property taxes increase substantially, and real estate being so expensive it is really to start real estate investment locally.

Since the property taxes increase substantially, and real estate being so expensive it is really to start real estate investment locally.

It's just important to include flood insurance in numbers and plan for those annual rate increases if it will be a rental. 

Repeal would allow cities and counties seeking to adopt new rent control to apply limits on rent increases to any housing of their choice.

Prices have dramatically increased in the last year or two, but look to be stabilizing.

What is not plausible is that paying down a mortgage is increasing cash flow.