Hope you are safe and healthy.

Thank you in advance again and stay healthy/well!

The bank will rely on the appraisers more than they will your pro-forma, so you may as well know what the appraisers think.You sound like you have a healthy skepticism for this particular deal, and are more interested in the education it can provide.  

I would say maintain a healthy asset/liability will help.

If we could refinance to say 60% LTV, it'd put $370k more in our pockets to buy more properties, and only dip cashflow to $3,600 but effective cash ROI would be 50%-60% with a healthy $1650/mo going towards principal curtailment. 

As stated above make sure you are buying good healthy cash flow properties if you are using a LOC against what you own today.

I drew a little picture so it's not too confusing.In the video, it's obvious that the 4 inch line is in pretty bad shape - lots of grading issues and offsets with major healthy root growth.

Then I know how much claimable expense I have for the month, as well as how healthy it is doing (cash in pocket) for each month too.I like yours as it looks like it follows the IRS list of expenses for your rental.

I have a healthy credit line against my home that requires monthly interest only payments which I could simply draw off the line if I wished.

If I lived in Florida, I would sell my properties here and buy there, if I moved to Houston or San Antonio I would do the same.I think we will look to divest out of our rentals over time within the city limits of Dallas, but we will continue to invest in the metro area.Over the long term I feel like most metro areas with long term diversified and healthy economies are great places to invest.