Correct me if I understood your suggestion wrong .. 1) Refinance the TH, which I currently reside in (primary home with 4.75) to lower the interest rate. 2 )  Do HELOC on the first SFH  ... here when I do HELOC, am I able to switch it to 30 year amortization same time (I need to refinance this place as well to increase the cash flow) or I have to do cash out refinance instead of HELOC?

I would approach that from the standpoint of the more I put down, the lower the monthly payment would be since it reduces the amount financed.

Since the values are high, your return cap rate will be lower. 

Top floor people should be considerate but don't hear lower neighbors.

Real estate prices along the wasatch front were too high to make sense and prices are lower in the basin.  

It will have a upstairs laundry room that I believe adds a great touch and people don't come to expect that in a lower end priced home.

If when you buy a property you look at an ARV that's lower than most of the active listings, it's almost impossible to lose, as you'll sell your property quick and for the money, you hoped for or more.

Hey all, brand spanking new to this forum and looking for guidance for a situation I haven't noticed being covered. Apologies in advance if there's too much detail!So I really want to set myself up to get I to REI as ...

It allows you to significantly lower the amount of your down payment.

@Arturo Perez Honestly, for a learning investor, I would recommend that you stay away from lower-tier rentals and Section 8.