I would do 5% (ish) increases year over year until I got to the desired rate. 

What is the vacancy rate?

But once its sold, its certainly not making you any more money.You'll get a more favorable rate by doing a reduced leverage refinance, but almost every lender will put some kind of a prepayment penalty on there (usually ranging 3-5 years), so you won't be able to really "pull" from the equity consistently without incurring some financial implications, so it really does depend on what you are looking to do next.

First Heloc rates are double of what mortgage rates with an average of 9.50% up to 15%.

Despite higher interest rates for the mortgage (7.625%) and the HELOC (9.5%), we are still positive cash flow.

REITS that have lots of floating rate debt may be at risk of severe defaults in the near future. 

I am going to give it another 12 months to see if rates come down, as my first mortgage has a 6.25% rate and my second has an 8.125% rate.

Every time I inquired about commercial loans on my SFR I got quoted much higher rates and loans that were amortized over 30 years but always callable every 5-10 years.

I clicked on the link and their starting interest rate is 11.1%.

I basically wanna know the rental occupancy rate in that area.