That way, they aren't working for free and are more likely to respond and want to work with you. 

As a mortgage officer, I can assist you in understanding loan products that suit your investment goals, such as conventional loans, FHA loans, or portfolio loans.Property Management for Self-Owned Properties: Leverage your management skills to maintain high occupancy rates and maximize ROI on your investments.I am a loan officer licensed in NC, feel free to reach out if you have any questions or need assistance with financing options.

You're certainly in a great position being debt free except for the Merced place to make this move. 

Feel free to reach out if you'd like more info.

Is it possible to refinance the HELOC now into a conventional on the STR to remove the HELOC from my primary home and free that up for other investments.  

Please feel free to DM me if you need any further assistance. 

You can exchange tax free into about a $2.8mm class B apartment complex.

But they will give you a run down for free of everything going to sale that day.

I would be happy to help in any way I can so feel free to reach out. 

Longhorn Investments offers 100% purchase and rehab financing (total loan amount up to 75% ARV) and has been doing so on this model for years.