You can get the LOC secured (but not withdraw) and be real picky about finding a property with meat on the bone. 

Leaving only 15% privately held. 

In my area I'm seeing 5-5.5% for investment property, both residential and commericial loans.  7.5% seems high unless it is a private or hard money lender.

But if I can find some private money I may be able to get back in the game sooner.

All tenants are month to month, so raising the rents is a bit easier and then lock in 1 year leases.There are some bonus opportunities i.e. spreading water bills to tenants as well as airbnb opportunities in 2 of the units as it is on the water, but we are not factoring that in right now.My questions:We have the seller financing option, and the ability to do private for the 30% down second at 8-10% and 2 points.

We draft closing docs for private and hardmoney lenders (1st, 2nd, sub-2, wraps).  

I have a great off market property that is cash flowing over 8% cap rate and has VA guaranteed rents in 6 private (all have exterior entrances) spaces in a SF residence.

After i rent it i wish to use this home as collateral and pull out my equity through a long term secured loan. 

Selling could go a long way in helping me secure some rental investments in my area but if the market continues the way its going Id like to maximize my profits.

If it is federal flood insurance vs a private company cost will be higher. get quotes.