I agree that the time, energy, and $ isn't worth it to recoup the typically small amount of funds lost.

I also don't have the time or energy to do much if any work on the side.

I just haven't the energy and it does not pencil in terms of what my time and peace of mind is worth.......Other landlords, like me, are just glad to be rid of the dirty/bad tenants, happy to have a vacant unit, and ready to roll up my sleeves to rehab the unit (check some of the smoke and odor tips on BP).

I have 4 or 5 bullets I've input into the PDF. 

I am wondering should I float the funds on the HELOC through the 6 month or even 12 before I try and maybe it will cost less or just bite the bullet now to lock in permanent financing.Is there a site where we can find investment property rates like bankrate.com where we can find rates for refi's for conventional loans on investment properties?

This pretty much is the case with all the other expensive metro areas, our higher income here (not to even mention lower energy costs) create a situation where yes our homes are expensive, but are affordable.

I work full time as a Business Development Manager in the Commercial/Industrial HVAC industry, mostly focusing on energy efficiency by adiabatic cooling.

In that moment, I heard him sigh like all of the energy had been knocked out of him.

Just look at it as a learning experience and try not to dwell on it...life is too short to do so and I'm sure you could use that energy on something else that will earn you the money lost PLUS SOME :-)Best of luck to you!

I don't waste energy chasing checks, they don't have to worry about forgetting.