Paid some debt down, kept some cash, bought 3 more locations for future development.  

You should find out what percentage of the rent is being paid by S8 and by the tenant.Tenants have to sign the rent increase and some won't because they don't want their payment portion increasing.It's also highly unlikely a S8 office will approve the huge increase from $797 to $1300.- BTW: the $1300 includes all utilities being paid by the landlord.

I live in Fl. where insurance is pretty costly but I am also investing in states where insurance seems less expensive.

I would be cautious on the value add opportunities as the capex can be very expensive, but since you are developer you may might have an edge with figuring out these kinds of costs in your due dilligence.I've been working on building relationships with brokers. 

You have used home equity lines of credit to purchase investment rentals and want to know the best way to pay down the HELOCs.Between the two properties you bought, after expenses, you have $250 a month positive cashflow to use.What I like to do is pay down some principal every month with my positive cashflow.I use my extra active income from real estate commissions helping other investors to pay down the principal even more which just frees up that credit for me to use again.I know I can refinance the HELOC debt before it changes to principal and interest as it is just interest only payments as yours are.One difference is the cashflow, I have greater positive cashflow and could make the principal and interest payment in the future with the extra cashflow I already enjoy.I always get HELOCs on my income properties as well after purchasing them to pull out as much of my downpayment as possible.

Depending on the scope of the conversion it could get quite expensive as well.

This needs to be copied and pasted every time someone in an expensive market asks questions about out of state investing in cheap, stagnant markets.

Does Baseline give you the option to track expenses without attaching it to a particular property?

And even though a few borrowers have had bankruptcies, and I had to foreclose on another when the balloon was not paid these were really no risk and just delays of payment.

In larger multifamily investing it's about finding opportunities to increase revenue and/or decrease expenses to drive value.