What is the vacancy rate?

But once its sold, its certainly not making you any more money.You'll get a more favorable rate by doing a reduced leverage refinance, but almost every lender will put some kind of a prepayment penalty on there (usually ranging 3-5 years), so you won't be able to really "pull" from the equity consistently without incurring some financial implications, so it really does depend on what you are looking to do next.

First Heloc rates are double of what mortgage rates with an average of 9.50% up to 15%.

We don't even contact our owners unless we have verified that there is a mold problem.Before contacting a lawyer I would want to gather all of the information from the PM - maintenance requests, lawyer info, photos, inspection report, conversations with the tenant, etc.

Despite higher interest rates for the mortgage (7.625%) and the HELOC (9.5%), we are still positive cash flow.

REITS that have lots of floating rate debt may be at risk of severe defaults in the near future. 

Conversely if I start building relationships with other investors who might have funds available (but not the time to look for deals), what value do I provide if I do not already have a ready stream of possible deals.

He stopped the conversation right away after hearing about the huge kickbacks they were asking.I don't like salesy emails.

I clicked on the link and their starting interest rate is 11.1%.

If you ask the right questions and carry on a 'landlord to landlord' conversation you will get the information you need to decide whether they will be a good fit for you or not.