No money for a deposit 2.

Yes, it can feel like "wasted" money on months where rent is auto-paid and there is no maintenance to be done, but when you get a bad tenant or two or when deferred maintenance finally catches up to you, they certainly earn their keep.At your scale, you might be able to get a bulk discount with a good PM, especially if you can show how well your current systems are working and how they'd be needed less than usual.

no more than 10k ever

If you have (2) free and clear rentals with no mortgages I would also encourage you to pull cash out of them while values are in favor of cash out.I would avoid a Heloc and just do a cash out refinance the rates are lower and the terms are longer so you get a lower payment.

NACA could call the loan if they think you didn't make a necessary choice, they do not consider paying off credit cards as okay.Your HELOC lender can also close the line if your FICO goes down or they find out they are in 3rd position.NACA is an amazing product no down, no PMI, low rate, no fees - you sure don't want them to call the loan.

A few reasons to replace would be tenant would be paying for heat, lower maintenance costs long term, and no risk of water damage when pipes give out.Good callouts on ceiling but luckily, i dont have any popcorn texturing, thank goodness.

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There are definitely pros and cons to each so I figured I would just lay out a few benefits and personal thoughts: Small banks/brokerages:Pros:- Some regional knowledge of the market- Possibility of more creative lending guidelines with bank specific programs- Sometimes they have competitive rates for their areaCons: - weak balance sheet (more strict on some guidelines, no wiggle room, inability to be flexible or grant exceptions because they cannot afford to hold less than perfect loans)- Can't scale with clients to different markets- Usually limits exposure to individual investors (they don't want one investor to be too big of a portion of their balance sheet)- Lack of experience with multiple solutions (tend to have 2 or 3 loan products they sell and are too niche to provide tailored solutions)Large banks/brokerages:Pros:- Large compliance departments that understand individual market guidelines (typically each state has specific lending guidelines that augment the national baseline)- Ability to scale into multiple markets with same lender (licensed in many states)- Impossible for individual investors to "outgrow" a large bank's balance sheet (not concerned with one investor's concentration)- More lending solutions available for different scenarios- Often comparable or better rates given the game is volume basedCons:- Can be more difficult to get fast responses if the bank/brokerage does not have good follow up systems in place (or if the underwriting/processing staff gets overwhelmed)- Bad large banks can feel less like a relationship and more like a cog in a factory (less personal)Overall, I have worked from both and worked with both as a loan officer, branch manager, and as an investor/client myself. 

The people are nice, competent, but the cost-value equation is no longer justifiable.