I know some investors in their 70's that played small ball when they could have sold an traded up.

This would be more of a cash flow play and forced appreciation over time.  

I'd just weigh your expected returns in the market vs your mortgage interest rate.I've actually been tapping the HELOC equity to re-invest into the market which is an aggressive play but if I can beat the interest rate (3.75%), I'll be turning a profit by doing so.

I'd buy my house again today in a heartbeat for our total refi amount, so I guess I did an appreciation-refi-play on my house to pay for a divorce and am at about 20% equity when the dust settles with no revolving debt. 

I personally wouldn't necessarily recommend this avenue, and I'd imagine it would still be challenging to find a solar contractor willing and able to "get creative", but I have seen this play out before. 

I think there is a price break somewhere that divides the tenant pools; oddly enough, try raising the rent just a bit to pull it over a line (for instance, from $795 to $825) to see if that changes the nature of interested renters.And the phone number isn't my personal cell #, it's a Google voice number that will play a message, accept texts, and forward all texts and calls to my email.

I didn't use any partners - wanted to my first deal on my own before anyone else's money was in play, but to each their own. 

Your house is occupied and paying, that's 90% of the game.

thanks man and yes that's why I would like to see outside my are because I live in a good market but I think that a lot of investor and home owner are playing too much with the prices and the other reason is to expand my range of action 

(1) 25k 2BR1BA unit (sandwiched in a 5-plex), spoke with some people in the are in the game, they confirmed my inclination that the ARV would not move much...but say I have 28.5k in the deal after cosmetics and closings...The home's ARV ends up at only 32k...that leaves 24k at 75%...would it be possible to do this with the cash strategy, ending up with basically only a few thousand of your money left in the deal which will be paid off in no time by actual rental profit after all expenses???