I feel like I have WAY too much equity sitting and doing nothing for me across my 5 LTR properties:* Rental A: 235k (Market: 440k)* Rental B: 140k (Market: 210k)* Rental C: 130k (Market: 200k)* Rental D: 75k (Market: 150k)* Rental E: 100k (Market: 200k)But with the current HELOC/Refinance rates - it just doesn't seem to make sense?

Let's say you want to stay conservative and only take 50% LTV, or $500,000.00, so that you don't have to sell anything in case of a market correction and there's a margin call.Step 2:  Purchase a rental property, all-cash, with that $500,000. 

What tools did you use to decide if this home would make a great mid term rental?

It's more of a luxury property but supposedly they can perform really well as full time rentals.

I am currently operating my mid-term rental in Hollywood, FL.

You'd likely need some help navigating the short term rental permit process.

Many states operate under Caveat Emptor and have no disclosure requirements.2) These are probably not latent, or hidden, as a most jurisdictions have online permit and violation searches you can conduct. 

(i.e. have RE prices increased in the area, is there room for additional appreciation, how is the STR and LT rental market, any new housing or commercial developments?

One tidbit to note—the two biggest online rental listing companies are Zillow and Co-Star (Apartments.com is owned by the latter).

But this is starting to change as I'm currently pricing DSCR rental loans at or below 7%.