Use a chunk of the HELOC for a small single family, rehab it and refinance it to get my money back to pay off the HELOC.Use the cash out refinance as a down payment on something smaller for more BRRR actionIs there a path I'm not seeing?

I have significant investment capital and a couple of single family properties that I own free and clear.

Short-term, I'm planning on working with single-family homes to build up some capital. 

I am sure you have already found a mortgage broker to work with by now, but if not, I have used www.mortgagewithcindy.ca for single family residential properties. 

I was giving an extreme example to explain why it would be per door. it holds true from a single family to 1000...+ units. 

It was a 3 bedroom 1 1/2 bath 1232 single story in a planned community in Midlothian Va.

I typically would not put lot's of money into a space for a newer single user mom and pop tenant with hardly any net worth to speak of.

He collected $4K from these tenants and never made a single payment on the mortgage for over 15 months.

Cash flow is pretty good and just found out I have some good equity in the property that I wanna use to invest in another single family home.

Redoing the single bathroom of a residence with the tenant in place has never been a good idea for us or anyone we've ever known in the business.