.- Attractive rate.- No/Low points upfront.- 30 yr am.If you can identify which 1 or 2 you want to give up, and can be crystal clear when Dialing for Dollars, it'll likely save you a bunch of time.

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The main reason I would want to do this would to just increase my cash pool so I can invest in larger complexes with better returns.

The short story is that my ex-tenant owes a bunch of money and when it comes time for court, I intend to explain this to the judge and ask if I can increase what is owed.  

With HELOC your rates will increase when fed increases the rate.

Practical answer - Increase wealth for here and now as well as for my kidsFun answer - Thrill of making deals

While they more than fit my main two criteria for tenants, namely pay the rent on time and no concerns about damaging the property, they are becoming increasingly demanding about improvements to the house and yard. 

If am to increase liability and vandalism the added cost is $130 + the basic insurance $908.

Plus 50% of any increase in the price, if there is any.Most HML look at 12% with less risk (70-75% LTV vs. your 100%).

To add on to what Curt and Dean said, multi family housing usually attracts a very low income tenant.