And then people wonder why we can't stop "talking about race" or "playing the race card." 

Here is something to think about: your mailer and especially the list play a major role in the success of a direct mail campaign.

During that time i’m sure my tenant was extra loud because nobody was below him, he likes to have people over and play music...I told him a couple times about keeping the noise down..a couple nights it’s been 2am and i hear music thumping!

If you are looking at a big bank, a HELOC might get yanked, depending on how the COVID situation plays out (and how the economy rebounds or doesn't).

@Mindy Jensen, They are having an "issue" finding titles/keys, so we'll see how that all plays out...

But of course, to play both sides...in reality if I do refinance, I would actually get worse interest rates from the bank since it's currently under a 4.25% rate that was originally designed for conventional primary residence home loan, no? 

You may be able to borrow from it but I doubt I would.I don't play a lot with fico maximizing, but a store credit card wouldn't be my go to. 

If you try to play games with the SBA, well, that would be very foolish.

I wasn’t able to get it to play...

All the "boots-on-ground" agents I have talked to encouraged me to go for it as that it very rare to find 1% rules properties in Austin MSA and this will be appreciation play. is this true?