The range in question would be a Comstock Castle with a flat-top/burner combination.

Mentally you should ready yourself to stumble but always get back up when you do.  

This is in Seattle.I'm also evaluating a backup plans of offloading my other investments but I prefer to figure the private lending....

If you wait till spring to put it back on the market, you're going to pay another $18k in PITI and HOA minimum before it even goes back up (so likely more assuming it doesn't sell on Day 1), so if you can reduce the price by $18k or less now to move it quickly, then you'll end up as ahead as you're going to be.Again, defer to someone who knows more about your market.

I am looking to refi one or more of these back up to at or near 80% LTV, to pull out all that equity just sitting there.I know interest rates are up, but at what point (0.5%, 0.75%) etc. higher rate would you say that it wouldn't be worth doing this?

There are some optional coverage you should consider:   - Backup of Sewers & Drains   - Ordinance & Law (especially for older homes)The other coverage on a Homeowners policy includes:    Contents        most policies include 50% of the Building limit automatically for Contents. 

Especially out in my area, older pipes usually mean clay pipes and if there is a break in the line, a toilet back up after closing could happen.

A backup administrator is attempting to get shareholder approval to take control of the investments.

The back flow valve is boxed in so that it can be accessed later (it forms sort of a cleanup in addition to flood or sewer backup protection).This is another example of how winter conditions are going to cost a lot of money that would not be needed if we were operating in warmer season.

As backup plan if something major happens I also had my father open a HELOC on his paid off property that he is willing to let me use if there was some MAJOR expense.