Check out directmail.com for better rates.

(These loans aren't cheap and so I am going to shop it around some more but let's assume this is the best I find.)  

jump to the top of the list.Anyway, it's still lucky that it's a pretty cheap educational experience -- taxes are low, keeping the lot mowed doesn't cost much. 

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

@Corey Meyer I'm not there and advice is cheap.

I purchased a property where there was a verbal lease, month-to-month, 0 security deposit, and the rent was 1/2 of the market rate... some instances you're better off having the seller evict 1st.

On the surface, it seems like it meets a lot of broad criteria for being a positive investment, including a positive cash flow at a currently high interest rate, but I don't want to miss on my first step into this.

Are people still investing is San Diego or have the high interest rates and low cash flow moved investors to other markets?

Obviously, you don't want to have a high interest rate locked in, but if it is the only way to close on an otherwise good deal, the short term cost may be worth it.

It's worth considering the credit rating of an insurance company and how long they've been in business.