Now if interest rates climb to 8 to 9 % then a mortgage lender has a reason to call the loan in order to increase profits.

Returns on paper are higher the higher the cap rate is, but actual returns are higher the lower the cap rate is in my experience.

HELOCs are usually tied to the Wall Street Journal Published Prime Rate (some are tied to SOFR).

The accuracy rate is usually around 65-75%. 

Need some Advice- Looking at todays rates whats the better way to go?

Reasonable rent control (such as AB1482) is great for professional managed units because market rents will rise faster than they would have otherwise and their rents are already near market rate.  

Population looks stable, crime rate is good, it had colleges and some tourism, close to major cities.  

Hope this answers your questionsIf we were to go section 8 would we be entitled to high opportunity zone rental rate even if it’s in Grays Ferry?

My properties tend to take care of themselves, so I needed something physical to raise my heart rate and keep me moving.

For commercial multi-family, this will be different, and having 1.20-1.25x could be the requirement for best rates and terms.