LTV is approximately 63% $475k loan, value around $750kDecent cash flowCouple of capital projects coming up in the next 2-5 years totaling about $25kHere are my options:1. 30 year fixed at 4.125% - principal & interest payments2. 1st position HELOC tied to prime less 1%, adjusts when prime adjusts, can lock the rate sheet of the day (at any time) to a 5, 7, 10 ARM at 5 year treasury swap (H.15) rates plus 2.25 or 2.625 - minimum interest only payments due during first 10 years (I would continue to pay down principal).

They agreed - so all worked out.Thanks for the tips!

any ninja tips?

Your SOL my friend, Brit has a good point there keep them in the unit smoke damage only really goes so far.Keep them long term and then bleach and paint all the walls when they leave install some new flooring if you have any carpet.Next time it's for rent the best way to determine a smoker, Ask to see the inside of the car they drive or their finger tips:-).

Just looking for some good tips on the best way to find investors.

I won't say it was a total loss of my 197.00 since I picked a few tips here and there but definitely not worth the time and/or money. 

@Jd MartinThanks for the tip.

This works for me AND the seller in that I get to lock up a double dip commission, and they save some $$. 

Thank you for the tips

What tipped me over the line was the BRRR strategy.