Currently held at intermediary is 45 (100 less transaction costs less mortgage balance).

It balances out from a valuation perspective.If you are looking to buy something smaller, then it could play a role. 

Sure, buy and hold in 20 years you would have more than quadrupled your balance, but just my opinion now is not a great time to enter into a market. 

Lenders have to option to call the entire mortgage balance due if there is a title transfer.

Another thing I wanted to mention based on my experience is that if you BRRR using the HELOC as your primary means of financing...the balance on your HELOC at the end of the project will show up on your credit report as revolving credit. 

OP, balance sheet lenders should be around 4.75-5%.If you can package multiple resi buildings together for a high enough Loan amount you can go with agency debt.

Lastly, when the tenant moved out I kept their security deposit to cover some of lost rent but they still had a balance owed to me(more than the security deposit and this recent check).

Hi Tim, buyer offering 155000 cash..no mortgage..5yr term balloon payment at 5th year for remaining balance of 30000..interest rate of 4%eviction time usually 3 months. could be longer..expense I don't know..I would be in first place lien on property

On most HELOC's you will have 10 years to use the cash as a credit card type basis, after 10 years, you can no longer draw on the line of credit and must payback the balance over the next 20 years.If you want to restore your ability to draw on the HELOC, just replace the HELOC with a new HELOC.

I am working on securing a purchase of vacant land - 50% down and seeking a loan for the balance within 6 months.