For a rental, you can be fairly safe at $10-12 per square foot for your basic upgrades inside. 

I’m the kid on the playground who everyone is secretly whispering about and laughing because I’m playing small ball, thinking small, acting small.

If someone were to default on their primary/second mortgages, I think it’s a safe bet to assume they would also stop paying the property tax.

As long as it's really a deal, and you have lots of room for a correction, you are safe. 

To grow, I am willing to consider markets outside of Portland and would consider selling my 4plex if I could go bigger in another market that cash flows well and is relatively safe (good economics, safe neighborhoods, etc).I currently have a job that I plan on staying at for the foreseeable future that provides a good income.

So, in other words, there is no safe way I can hire experienced painters who take on side jobs.

Get passive income using part of HELOC as down payment (+ conventional mortgage) to buy either turnkey property (safe) or BRRRR (more risky, but rewarding) either in your or out of state.

For example, of you want to buy one bedroom apartment in Toronto area that is $100K, you look for 1 bdr apartment rentals ads and look for areas where you could get min $1000.You could furnish the property to increase the rental substantially and advertise short term rentals (3-12 months) there's a big demand for furnished apartments by temporary workers, professionals, travelers, insurance claims, families between houses, etc.. especially in Toronto area.But to furnish a whole house will be quite expensive.If you decide to rent it out  you better menage by yourself to safe money.I would get rid of it and buy 3-4 apartments and get $3-4K/mo

RyanBanks/CUs Offering a HELOC Product for NOO Property in CaliforniaBank of the West (I think they will do this for a single family, but not for a condo/townhome)California Bank & Trust (up to 55% Combined LTV)California Coast Credit Union (70% CLTV)East West Bank (60% CLTV)Fremont Bank (65% CLTV)Pentagon Federal Credit Union (70% CLTV)SAFE Credit Union (70% CLTV)Union Bank (up to 65% CLTV)Wells Fargo (up to 60% CLTV)Wescom Credit Union  (70% CLTV)

Is there safe parking nearby?