Would it be better to just wait for rate cuts then jump in. 

., income - expenses).Individual foreign investors pay income tax at graduated rates up to almost 40%.

You can buy new outlets rated for aluminum wire .

I feel that the property tax rates are a little high 2.77% and 2.78% but I'm still cash flow positive despite the large property tax increase on SFH#1 (owned for 10 years). 

All inputs get adjusted accordingly project to project.

agree with the other comment, different markets are doing different things. also, "be greedy when others are fearful." what people might be afraid of is, lots of commercial ARMs coming up on their rate adjustments, & the new rates (compared to 5y ago when they first purchased) will kill their cashflow, so they'll sell, and if everyone is doing this at once, supply might outweigh demand, everyone has to sell for less than they planned, and everyone who hangs on to their similar properties gets to recalculate their estimated mkt value with the new going cap rates. i don't personally think this is going to cause as insane of a shift as some people do, but it's all speculative, we won't know til it happens. if you can find a deal that pencils with 30y fixed debt, do it. 

The risk-adjusted return is not worth it for me, so I'll wait for better opps.

Pierre Eade @Pierre Eade   Are you looking to pay off the HELOC just for a lower rate? 

I bought my first home paying 20k over asking price with a 10k appraisal gap, but lucked out with a good interest rate (3.9%) this was in 2022. 

I suggested to Clint to stack some credit cards to have zero rate for 12 -18 months as his cushion for cash.