The endless possibilities at this point include that a cash out refi to consolidate the HELOC and current 1st mortgage into a new fixed rate mortgage may be a lot less painful than cash out refinancing that same amount of debt today. 

@Harrison Sharp  Thank you sir!

This was an experience for me because I started my Real Estate Investment buying and flipping houses within 1 month from close to rehab so to have a house sitting on and holding cost for the house was a pain for me.

If you’re local, what pain points are your trying to resolve with a PM?

It's expensive and a pain. 

What are the pain points for expenses?

I don't think you can compare: (1) The pain of a tenant with a job who's paying the full amount of her/his own rent for an affordable place that's suddenly not affordable at all, to (2) The pain of an unemployed or minimally-employed tenant in a similar place with a housing choice voucher, to (3) the pain of a tenant in a B-class place who's choosing to pay a fair bit more for X, Y, or Z reasons.It's amazing how the poor people who do their level best to play by the rules and pick themselves up by their own bootstraps always get shafted the hardest in America.

@Kathy Henley gives you a good road map for delaying your decision pain free.

@Dylan Grieve - Thanks for sharing, even if it's painful.

So, build as many relations as possible and understand the pain points of sellers.Conclusively, we should widen our market when we have dived in deep into the current one first and have developed some quality relations!