Then they still have to pay you the balance owed when they refi after they created a nice spread on your now lower mortgage.4. 30% increase on your profit. 

As people mentioned, the homeowner exemption is only if it is your primary residence, but it is a reduction to the taxes that you may not get and there is not an increased rate for you being out of state.

You'll see a continuing increase in 2024.

Will need to increase income or decrease debt (or both) for a more favorable DTI. 

Normal/standard colors are fine and will be rented out fast.

One way you could use the HELOC would be to put cosmetic rehabs on your primary, increase the value and do a cash-out refinance.

Quote from @Kahi Jelf: I would do that if interest rates were actually low. my current interest rate is 2.5% so i don’t think i would want to give that up.If your rate goes up to say 6.75% thats a 4.25% increase on the overall loan. 

We have a good amount of equity in our current home, we have saved a good nest egg in standard investments (that we could tap into), and we do have $100k + in cash. 

Others may disagree on that but rents may also increase which will put me in a better position in the future.

I have great cash flow in California and where I invest there is no 10% rent increase limitation.