If cashout refi AND Heloc are options, what rules of thumb or strategies should be considered?

As a general rule I think you should use them in your NOI calculations, especially if you think you will ever scale to the point where it is necessary.

You can likely become a member of several credit unions as they don't all have much of a restriction on membership.While we can not give you recommendations here in this thread (against forum rules to give recommendations outside the marketplace), we can give you advice.

There are a couple of other identification rules you can use to identify more properties depending on the size of the transaction and the value of the identified properties.

The numbers were crazy good. 2.5% rule!

Cap rate is around 6.5%, based upon my calculationsThe 1% rule has not been met as 6,000/800,000 = .75% but as I mentioned, I am receiving a little less now due to living in the place for the year. 

That rule is with every deal now! 

Like that 80/20 rule of thumb.Thank you!

There are revenue rulings about whether or not a remainderman interest is like-kind to other interest types.

They will usually keep it in portfolio rather than go by Fannie rules.