Then lot prices have escalated as there are more regulations every year including endangered species, wetlands, flood plains, hydro-geological studies, traffic studies, and density reductions, that lot prices are often 25% or more of the total package price.

Unless you are able to refinance, as you suggested, or pay off the loan with private money, etc. as needed, you are taking a risk.Know that and stay prepared.Thanks for asking and please keep us posted as to what you find going forward.Here's wishing you tremendous real estate investing success!

He is also a VR owner and helped us tremendously with our home, Abalone Bay. 

Some months your living expenses will be lower, so your extra discretionary income pays off the HELOC loan even faster, and therefore, lowers your HELOC interest payment even more If you compute the difference between the total interest you would pay on your shorter loan term with the total interest you pay on the full amortization schedule, then compare that to the total interest you would pay on your HELOC for the time it takes to complete the mortgage elimination program, you should realize a tremendous savings.

This is a nasty tax, and quickly (after $10K in taxable income) escalated to a 35% tax rate.

I also worry about my tenants' cars and of course the lingering spectre of a personal injury claim.I have not pursued a dialogue with their guardians because despite any diplomacy I may use, it will surely cause them to escalate.  

They begin immediately upon move in and will escalate with threats and complaints.

Yeah it's bad - it should only be your second thought after a moment of silence over the depravity of humankind and self-reflection on how never to let a dispute escalate.....

You will find this a tremendous resource for all of your real estate needs.

Queens prices can vary tremendously from one end of the boro to the other.3 beds will run anywhere from $1500 in Jamaica to several thousands in LIC.