hi @Neetu Patil, that's unfortunately more common in CA these days, many companies have stopped quoting new business and/or are dropping certain types of homes.  

. $140 equity in our primary residence that we’d be open to getting a HELOC on (would love feedback on if people recommend this or not).Given our limited available resources for down payment, high home prices, and higher interest rates, is now a bad time for first time investors to enter the market?

Recently, I've encountered startups and companies offering quick EMD financing at high interest rates (around 3-5% per month).

Im assuming getting a lower refi rate would lower payments also improving my DTI Ratio ?

I would not be eligible for a 1031 exchange, and when looking at refinance rates on 3% and 5.5% rates respectively, the numbers would not make sense to keep the properties and scale. 

We all understand you want to save on fees and have the lowest rate.

Want to access equity but don't want to take on a higher rate.

Especially in today's interest rate environments. 

But I would not recommend MF right now - they have overbuilt new MF here in Huntsville, and vacancy rate in MF is becoming problematic. 

Alternatively, I could hope that my next assignment will be in a better market with more options, maybe lower rates, and more cash on hand.Should I accept that no market is perfect and get in the game now, or hold out for a year to enter a potentially better market with more capital to invest?