Although I also strive to invest for cashflow, I think this may be an exception, since house prices are expected to increase in NOVA. 

Now we're looking to move to the Tampa, FL area and spend some of that NoVA cash. 

Welcome to NOVA Michael!!

Far more affordable than NOVA. 

Hey VA / NOVA / DMV folks, this just popped up and could be a huge deal for someone.

Refi with conventional (since we do not reside in it = no VA option) to lower mortgage to establish positive cash flow?

The time for renewing my DC license is approaching, I have 3 new clients one in NOVA and two in MD.

I appreciate any/all advice.Current PositionPrimary Residence (Southern CA)- Between $100-150k equity - Sept will be one year owned, will re-appraise since we've improved the land, some of the interior and there's been fairly substantial appreciation in the one year)2 SFH Listed for Sale (MD and Northern VA) - Anticipate net profit $110-140k range (not bad for having only owned for 5 and 6 years and living in it for 1 year each)- Combined Total Sales Price - $850-880k- I expect to close mid-late Sept on NOVA property and no later than mid-Oct for MD property1 SFH in Northern MI - Has ~$30k equity - no plans to sell, may tap equity in near future for rehab and a cash out refi to invest elsewhereHere are the options I'm looking at:1) Use the profits to pay off some "bad" debt (some of the debt was for a $80k landscaping project on our 1/2 acre bare yard primary residence and the other was to do some rehab to our MD home to make market ready for quick sell so not bad, per se). 

I can't picture Revere being affordable unless you're a big money professional in the not so distant future. I am seeing stuff I have never seen as a long time resident in Mass like 100k cars driving out of those new ...

When you're trying to Refi, it might be Feb/Mar, which means prices might be seasonally lower...but it's hard to know how much or if other mitigating factors might offset that.About HELOCs on investment properties, it can be difficult to locate a lender.