Terribly sorry if this has been asked before, how do I calculate the maximum cash-out refinance amount I can do if I already have a HELOC on my primary residence?

I think this whole thing is driven by greed and has turned out to be terrible for most people.

I self manage too, and it is not terribly time intensive, but there should be something in that just to pay yourself.

Look for long days on market, FSBO, terrible pictures, anything that conventional buyers hate.  

Bad as Mike said the import vendor they use is terrible.

The house is in a terrible state of disrepair and I am not sure what else will come up once walls come down and floors lifted - as it is many of the walls show signs of moisture and I am worried there may be some mold. 

I would feel terrible telling clients the market is going to crash and then a year or 2 down the road their home is worth over 25% or more what they sold for.

As stated above, I came from a terrible environment (Camden, NJ) and the last thing I want is for my younger brother a little sister is to become a statistic.

Real estate is a terrible investment and you should get out.

The area I'm in is in high demand, so I don't think it'll be terribly difficult getting renters.