Also, you should be able to lock in a historically low fixed rate now by consolidating.HELOC is a creative solution, but not one I would advise.

Only when needing the lower rate to qualify for the loan. 4.65% is very low, consider we did investing for decades with 10% money.Homes usually are held for 7 to 10 years, so your savings on interest is limited and it's tax deductible to boot. 1-your tax rate times the interest rate is your real after tax cost. 

@Dan LieffortUpgrading to an HVAC/ Central Air isn't a necessity, but renters want them.Window units are extremely inefficient and cost a ton to run the majority of the time.In my multis I get more money per unit 100% of the time.As far as cost goes I would just get a couple of GC's/ AC guys and go with who you trust to do the work, has competitive pricing, etc. and keep your tenets happy.I can refer you to people if you need.

Chances are a dog will do more damage than the deposit will cover as most renters are extremely irresponsible.

Any of these strategies will work, since you bought low.

I would buy a partial or entire low balance note; or JV with an investor who buys NPLs and does a workout etc.

If you have personal experience with the PM, that'd be extremely helpful.

With my low-income being a student I wouldn't get approved for a decent mortgage from a bank, so my question is:Who are the best lenders that would approve me for a mortgage?

Problem is the area is one I don't like, bleak job growth, low class, challenging tenant pool and needs really good, strict management.

I have noticed some potential low cost rental properties in my area for purchase.