I found Third Fed Credit Union with a great rate prime - 1.01 = 2.24% for balance over $50K.I have a great rate on my Primary home (in CA) and investment property so I don't want to do a cash-out refi.

@David Des this wasn't even a construction loan, it was a straight up cash out refi from a house I did a renovation on using a HML lender, house was completed, occupied with good cashflow and the appraisal came in right where it should have..... 

You should have had a pretty clear convo with him upfront about your parameters so make sure those are in there. 

OR Do I hack with a HELOC or Cash out Refinance and optimize the revenue on the property ?  

It is beautiful out there but are people able to cash flow their existing STR. 

Granted, the current value gets you to your target cash-out number of $125,000 which is another option.

So here is a partial list of people who might be more inclined to listen to your offer of a cash discount, or some type of vendor financing:Financially Distressed HomeownersThese are people who may be facing financial hardships such as foreclosure or debt.

Also, I would like to buy it cash to get a better deal out of it and not have to pay for any interest or loan fees.

I also put in two properties that I own, one has 18 years left on a 20yr fixed and the other has been paid off in cash.

Cash flow is great if you can get it, but it's the icing, not the cake.Consider that Denver has averaged 6% year-over-year appreciation for more than 40 years.