Any good lenders to contact and/or what rates should I expect to find?

At this point the value of the house is still increasing but not at the same rate as the previous years for a number of obvious reasons (high Interest rates,  age of house, etc.) and at this point I'm not sure what my next move should be since I don't like having all that equity tied up in the property and borrowing against it (HELOC) doesn't seem like a good idea since banks seem to be charging even higher than "normal" interest rates because the house is not my primary residenceIt's been almost 2 yrs since a I moved out of the house and I know my time is running out before we'll have to pay capital gains on the property if we chose to sell it [unless I do a 1031 exchange of course] but wondering what other options I might consider.

If they want to live off-campus, they need to pay a market rate. 

Market yourself at hourly rates to do the training at your client's home.

The Failure Rate is from people's head space more than anything else. 

In the Reno, NV market there are better cap rates on single-family than multifamily because the the supply issue of multifamily.

Your level of experience may or may not factor into the rate you get.

What are the rates if you’ve done one recently?

Here's my perspective:The current rates are historically low, we all got spoiled by free money during the 2%-3% mortgage rate era.

However, the rate is higher and the capital paydown is significantly lower than the Las Vegas property.