It’s fueled by my passion for products that are done smart, innovative, with the customer in mind, yet profitable.

My policy is: late fee on 5th, file 3-day on the 11th, and try to evict within 30 days to reduce losses.

There's been plenty of examples of people assuming they would pay down the debt...and then use it in an emergency...who found their limits REDUCED after they paid the debt down. 

Blackstone isn't about to run out of capital, but this storyline does make a few things clear:1) Capital is actively coming out or real estate and into less volatile assets (bonds/treasuries)2) Independent of company size - if you don't deliver returns, investors will take their capital elsewhere3) Additional indication of reduced buyer competition and softening prices in commercial real estate

There are some additional benefits outside the reduced liability component, particularly for holders - like owner privacy/reputational risk and tax efficiency using the strategy that Joshuam alluded to.

These are good for when you are trying to remove or reduce PMI, get a lower rate, or get a small amount of money out of a property you have paid down.The other main type of refinance is a cash out refi.

I would focus on what you can do to improve the situation (add value, reduce costs, etc).

With fuel delivered once a year, many villages are locked into prices over $9/gallon for gas for the year. 

You can join local off market property sites and find wholesalers which might reduce the cost of your purchase.

I appreciate the input from everyone, other than a mortgage we don’t carry debt, I’ve already reduced,  but not eliminated, 401K contributions to manage the increased HELOC payment.