I recently evicted a tenant for non-payment and non-confirming the lease rules, and would like to file collections against her.

Too much of a negative cash flow to hold on to it.Good Investing...

Purchase price: $85,000 Cash invested: $150,000 Contributors: Hannah Holland BRRRR in a small pocket of SFHs that is surrounded by commercial near downtown, therefore our lot is zoned commercial, not ideal for pulling out as much cash as possible, BUT due to Weatherford STR regulations, I am now eligible to STR this "commercial" property.

I don't want to sell until I've used all my tax credits, and I don't want to do a cash out refi because of my low interest rate.

You would need to pay cash to do that or work with a local bank who will allow you to do that.

If rates go from 8 to 6% what are the cash flow numbers?  

If I use a HELOC for a down payment, will lenders still be willing to give me a conventional loan?

As long as you have positive cash flow on a rental property, there shouldn't be any fear in pulling out equity. 

Purchase price: $317,000 Cash invested: $30,000 Short term primary -> long term hold with a 3.25% interest rate.

Condos are another option in that price range but with condo fees can kill your cash flow.