At this point, however, the cost of entry is very high, and I don;t know if appreciation will continue at the same rateIndiana is cash flow positive immediately, but doesn't appreciate in the long term as much- historically. 

If I won’t have a positive cash flow each month, is it a smart investment?

Are the roofs, lawns, exteriors all well maintained?

I plan on using the HELOC/Refinance money to put down payments (or cash purchase) on a couple of more properties, so I was leaning more towards the Refinance because of the rate increase risk, but I definitely see the positives with the HELOC!!

Any suggestions on maintaining rental properties as far as maintenance

The firm I work at has never actually been put in the position of having to uphold the DST's validity, as it is pretty well-established.

There are positive aspects to Wilmington, appreciation isn't one of them.

You are correct, I am squeaking by but still cash flow positive, I take into consideration the tax write off since my 9-5 job pays me $160k a year and Uncle Sam loves me.

@Joe Mazur Positive cash flow is a great sign that you are doing things right.

Both are short-term positions as I am a trader of those instruments.