Another option is if you have a local apartment association .

I happen to be headed to building when one of the tenants called me to complain the trash was not put out on trash day and was overloaded due to another tenant trash out.  

I think you can become a member if you donate to one of the associated military focused non-profits.

I usually have 5-6M out on Fix and Flips and New Construction at any one time, so getting to a lower cost of capital would be really big for my business.I have a 25 year relationship with my banker who is the head of all lenders for his bank its a 5B bank.. took me about 10 years to get to the point I got significant LOC's with them and like you I run between 5 to 10 million out with them.. 

Without a money cushion you may well be headed for disaster.

On the other side, I remove the shower head and arm, and the tub spout.  

Joe, I by no means have any answers, I am really looking on this thread for the same reason you are. from what I understand refinancing and a HELOC both have closing costs and the fees associated.

If you're willing to expand your area, head out to the Tidewater region and there are some great opportunities in the Hampton Roads, Virginia Beach areas.

This is just a heads up learned from experience and observation.Find a system you really believe in (in REI), and go for it. 

Hello BP family, If find a property on any of the listing sites on the internet like Zillow do I use the listing agent or any of the others on there to do the purchase or should I use someone else that is associated with that property I’m interested in?