Put a reminder in your favorite calendar application to remind you to start looking at rates 2 weeks before your current contract ends, which is around the time when you can switch without an early termination penalty - but check your REP docs to be sure.Best price I ever had was 1 cent per kwh, but that probably won't happen again for a while, if ever.Side note: Only once did an REP not honor it's EFL, and after they declined to adjust what they were charging me, I filed a complaint with the PUC of Texas. 

Anything priced under $2,000 will have a zillion applications immediately.

It obviously will depend on your entire application (credit score, D:I ratio, etc) but let's just say you're pretty green across the board.Also, do you recommend trying to find a local credit union (hard to find one that will do a HELOC on an investment prop based on my several attempts) or going to a public bank?

If you are going through a bank, they have a different department and different underwriting process where they are interested in debt coverage vs. the qualifications of the applicant.

Once all of these numbers are figured in you can see IF the property cash flows and if the return is acceptable to you.Initial: Closing Costs, Appraisals, transfer taxes, title insurance, lawyer fees, etc.Operating costs such as vacancy, Water/sewer(if applicable in your area) PM fee (if applicable), Insurance, Maintenance and repairs, etc. 

I also found that investing in business/real estate/mindset books is not only cheaper compared to the hundreds poured into college textbooks but also more applicable than gen-eds that are soon forgotten the next semester. 

Asset protection is essentially a bottomless well of structures, but the most applicable strategies would fit within the main "five pillars" of protecting your assets.

I have a lot of interest but either am not getting folks to come look at it after sending pictures OR folks are seeing it but not filling out an application.

On a daily basis I receive many calls inquiring about the property, however only 9 applications have filled out the application.

Incentives only attract lower quality applicants.