But if you are planning on holding it for at least 3-5 years, more times than not its worth taking the hit now for the long term benefits. 

Do you think my situation could benefit from a cash out refinance?

Some owners are looking for top dollar and being cashed out, but there are some that will attach to a story and a person with integrity, if it also still benefits them in some way.

However, if your cash on cash return is even with what you’re paying on the debt, just from cash flow, and you can benefit further from the tax implications and/or you have done your research and feel the market will give you greater appreciation getting in now vs later, it may be better long-term to get into the investment.

If they are getting you to work for free, it's probably not for your benefit.

The benefits of downsizing are: Saving Money - Moving into a smaller home typically means having a lower monthly payment and lower utility, insurance, and maintenance costs.

But as mentioned, there's not a lot of benefit to doing that really.  

Both the LP and the GP enjoy profit sharing and the LPs benefit because they get paid first and the GP only makes a profit if the LP clears their hurdle.

Besides a decent, competitive wage what other benefits and bonuses do you offer your staff (both to retain them and to hire them)?   

Question, do you only want a HELOC or are you in a position where you would benefit from a cash out refinance.