Refi pros: keep a property that, long term, will likely continue to increase in value; avoid capital gains tax and major closing costs; quick and simple process.Right now I'm leaning more towards selling but I just can't pull the trigger.LMK what you think I should do.

I am leaning towards the HELOC because this would give me the opportunity to purchase homes with the HELOC and renovate them before mortgaging them in order to pay off the HELOC. 

If you do please advise at your convenience.

I would be thrilled to chat with you about it at your convenience.

I am leaning towards a convention/hard money lender as the house will not pass inspection and will not be approved by FHA. 

Once you do decide to procure your first rental, definitely lean on the BiggerPockets community as a resource; I'll also say that it could be worth considering a shot at a software solution built for DIY landlords (1 - 15 units) to bring some automation to the rental management process (just to make things much much easier for you)!

Now that I've got some cash flow and stabilized properties (after many hard lessons) I'm looking for convenience. 

I’m leaning towards selling it, save up again, and trying again with another property.

I've definitely been leaning more towards taking it out, bite the bullet for now, but make some smart investments with it.

I will defer to a few others on analyzing the numbers, but, once you make that decision (as for which direction you decide to take), definitely lean on the BiggerPockets community as a resource.