You are correct in that once you have identified a neighborhood and you see a rental listing come on you need to run there immediately with credit reports and money.

The neighborhood has improved since I purchased the house in 2004.

My credit score is 800+.  

That won't be until Nov or Dec.Swanny  Thank you for taking the time for the detailed reply it is much appreciated  Wow I have to be honest reading through that is like reading another language I have no clue what so much of that even means  I started with a single family house bought with credit cards  lol.  

My credit is not good...any advice would be appreciated.

My credit is not good...any advice would be appreciated.

The amount of the buyout can range depending on your credit score and how much you are putting down (and a few other items).

If you have improved the property, some banks will do it in 30 days, some will wait 6 months, some one year.

More specifically, they are worried that the appraisers won't give full credit for the upgrades, and will not / may not look outside of the development to find comps (even though the others are less than a mile away).  

My only two options would be another HELOC or a fixed 15 yr equity loan at around 9% interest.Am I missing something or is it just my bank (Navy Federal Credit Union)Thanks,Mike