"I'd put that in the same bin with "We need to spend money on infrastructure" braggadocio by politicians to get elected.In effect, it'll prob be like stimulus check for $1B OR got 10 years back - It'll go in the GenFund, and then 80% will go to PERS (aka the budget blackhole).That's the problem is they're a good idea but mostly are "lets cut a check" and don't audit effectiveness.

Your rent here or elsewhere would need to cover the HELOC payments, so it may cut into the cashflow in the short term, but if the house is going to keep appreciating this will let you keep the asset.Another benefit to the HELOC is you don't have the same time restrictions as the 1031.

Refinance those down to cut interest rate in half. 

Just take into consideration and try to find quotes for:-lenth of trench needing dug (service line to home)-water line and other materials required-labor for what you dont want to do-grass seed etc to restore yard-extra $ for when you cut thru something when digging that wasn't marked

This way if there is a liability claim against them you can file it and the check goes straight to you.

Have done this before, just not sure if it's a better plan that straight buy and hold.  

J Scott's books are straight to the point and extremely helpful.

Straight to the point.

In a lot of cases, brokers are paid a commission vs a straight salary, so they may be willing to work a little harder to please you.

So no 5yr issue of a straight rental for almost 5 yrs and then forced to sell.