However, I feel like I need to offer Open Houses more than one day a month. 

I’ve sent the seller a demand letter, but instead of honoring the contract, they offered me money to walk away.

Given your strong credit score, a credit union or peer-to-peer lending platform may offer better short-term financing rates.

We have a 3% rate so dont want to refi but the property has appreciated quite a bit so would like to tap into that equity to fund our next deal.I am having some trouble finding lenders that offer helocs on investment properties.Does anyone know of any banks and/or lenders that do helocs on investments?

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

In addition to offering "cash for keys" assure them that they can use you as a referral on their next tenant application, or offer them a short term-2 month lease.

If so, shifting that to the tenants at the time of lease renewal is another great way to decrease her overall debt service.Other good ways to increase revenue in the mean time:- Raising washer/dryer prices. this may only equate to $4-$5 per unit per week, but its better than nothing- If there are any unassigned parking spaces, meaning not attached to any lease, make them paid only any offer them to tenants at a new fee.

You would basically offer the same set up utilities but you would have a residual income monthly by renting the plot to the owners of the space. 

On another note, just because your offer isn't close, as you said in your narrative, doesn't mean you're wrong with your offer price.

If the goal is to become a full-time flipper/contractor, then doing tighter jobs can help build momentum for a business, that will pay dividends well beyond just the specific house, itself.