hmm, counter intuitive to me.A Refi may extract some equity, but will increase your debt on the property and usually increases the mortgage payments. 

He/she should ask you to lay out your short- and long-term goals so he/she can help you construct a plan that will enable you to reach your short-term goals and reap results that will provide resources necessary to pursue and achieve your long-term goals.  

I also enjoy the negotiations to extract as much value for the client as possible.

I'm looking for long-term wealth accumulation and for the near-term tax benefits.I'm hoping that I can extract some good information from everyone here and hopefully contribute some of the same at some point.

This your last statement key here is the point, and why they are cool , then you have to extract and reverse-engineer the statement.

It enabled me to save for the multifamily that i am closing on in the next 2 weeks (putting 100k down).

If you have the capital to buy and conduct rehabs on somewhat distressed properties with deferred maintenance and sub-market rents then there is a lot of upside potential to making improvements and raising rents/extracting equity to move on to the next.

Thank you,she tried the HELOC,her house is paid in full.I know she has credit issues but I thought the house alone would enable her to be able to borrow against it.

Its a tool that enables you to make more money from the investments you are already making.

With that said, I keep a Heloc on my highest appraised property, to enable having access to the greatest amount of cash flow.