Always act and if you take massive action, you will attract the right people who can buy your deal or lend you money.

I want to attract and keep tenants like you.

You haven't filled out your profile yet so I can't tell what attracted you to this site but if you own rental properties or plan to own rental properties in the near future you know (or will learn) that insurance is a large expense.

Credit Unions often have more attractive rates and somewhat  more flexible rules for their Helocs.

But the person who asks other people to show them the exact path towards real estate riches usually doesn't attract the best possible mentor.  

From a purely numbers standpoint, selling the condo may be the best option, but since we are talking commissions, should also mention if you sell you will likely pay 5% to the realtors (15K) plus may need to offer another 5K or so closing cost assistance to a potential buyer.If your condo is in a good location that will attract good tenants renting can be an option.

What defines 'PIG" is functional obsolescence, age, CapEx overhead due to the previous 2 items, class of tenant attracted to location and structure, etc.$30,000 in SFR space buys 1 type of thing

Looking at a commercial asset that has an existing CMBS loan with very attractive terms.

Source of income is also protected class so be careful but my guess is a lot of students aren't going to be loaded at that point in life so you may set the bar high when screening for income levels and attract only top-earners to your rental.  

This has not been my experience with single family rentals which tend to attract higher income people as rents are higher.