This also brings a concern because some lenders don't let your refi your main mortgage with an outstanding HELOC (any lender recommendations to avoid this?).

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Our last two projects were in the mid 70% cash on cash range which we consider an outstanding return. 

If you want to see real price impact to make things affordable, DROP minimum wage too $5.00 nationwide, tomorrow.

Nationwide they say almost 40% of all houses are owned free and clear.

Also any information on Lee Arnold and his Nationwide Funding Tour. 

Some factors can be extrapolated out for a longer term prospective, such as the nationwide housing shortage (acutely, Austin is at 12 days of inventory for the MSA on January's housing market report).  

Granted, these are very nice townhomes with outstanding rents in an outstanding area.

On the bright side all these tenants have been in the properties for over 2 years and have paid consistently. ...not sure how things would change when they find out the property has changed hands though.I pulled my insurance costs from a quote I got from Nationwide and the finance costs are based on the conditions of my HELOC, but I absolutely take note on your comment on the commercial loan having higher rates (I will do a bit of research on that and will try to get an actual quote).Any other thoughts Mike?

I would be real interested to see your pro forma that conservatively projected a $2K cash flow and what market at your investment point.At 90% initial LTV, you would need outstanding value add or outstanding appreciation to be able to extract any significant amount of capital.House hacking you can get 96.5% LTV and therefore your saved money should be able to purchase nearly 3x value property local than you vacation home loan plan.Which is better?