I've been attending an investing conference for the past 15 years off and on and feel like I've outgrown a lot of it.

Limiting your investment opportunities to one property is, well, very limiting.The 70k loss is irrelevant...it's a sunk cost and you can claw that back with the current property or any other investment...whichever is fastest/best. 

Mostly because the GF doesn’t want to hold the 40k, she wishes to invest it asap.

Generally by looking at the listing pictures and reading the remarks I wanted to weed out properties that you could say had $5k-$10k of capital improvements invested into them between when they were sold in 2017 and then sold again in 2022.

My personal house or one of my investment homes? 

These lenders are more flexible, especially if the property has equity and your credit and financial situation are solid.Here’s what you can expect: LTV (Loan-to-Value): The lender will typically assess the property’s current value and lend a percentage of that, often around 65-75% LTV for cash-out refinances.

One thing to confirm is the interest deduction on the HELOC, primary V investment as it pertains to the next acquisition.

**Credit Unions or Local Banks**: Smaller financial institutions like credit unions or regional banks might be more open to taking a second position, especially if you have a good relationship with them.3.

., so giving a shout out to @Mike Lambert who is pretty savvy investing south of the border.

If they won’t budge, evaluate whether the new terms still make financial sense.