You can offer then less then the loan default value, and as time passes, their motivation increases.

The numbers seem to make sense to me, but the unknown insurance increases and difficultly I'll have in eventually selling it gives me some nerves.  

Your PM needs to have an excellent reputation and ability to get quality tenants and retain quality tenants, raising rents (nuisance increases yearly).Some people on BP have reached out to me and are on their 2nd or 3rd PM after 1 or 2 years of ownership. 

In this weekly series, I will share what you can do to increase your credit scores 20, 50, 100 points or more by following simple steps that will absolutely put more money in your pocket each and every month!

The main reason I would want to do this would to just increase my cash pool so I can invest in larger complexes with better returns.

The short story is that my ex-tenant owes a bunch of money and when it comes time for court, I intend to explain this to the judge and ask if I can increase what is owed.  

Other considerations... we have a primary residence with about 360k equity; we own 3.5 investment properties, all with positive cash flow IF depreciation is backed out.

Our RE investments have grown considerably since we set up our trust and LLC, and it's time for a review.

With HELOC your rates will increase when fed increases the rate.

Practical answer - Increase wealth for here and now as well as for my kidsFun answer - Thrill of making deals