In theory, I can refinance it right away for 120K (or more if the market value is higher but for now let's stick with 120k) that I could pay off the HELOC immediately and keep the 50K. 

Personally, I would stick with conventional mortgages (in my name) until you run out of loans!

The two biggest things investors can do on a preventative basis is to install vinyl siding on any stick frame home that doesn't have it and replace the windows on any home that's still go the old school wooden windows.

If you ever get push back on it, I have two answers (besides the obvious, we made an agreement and you're not sticking to it).One answer is, look, due to fair housing laws, the company has to apply the same policies to everyone equally and consistently.

I am relatively new to investing but it sounds to me that there are too many people trying to stick their hands in your pot.

You're going to need to find a loan officer or broker well versed in this area, put together a game plan and stick to it so that you can get your credit up and continue investing simultaneously.I hope this help and take care.

If you want cashflow, you can probably do conventional financing and stick to locations such as Kansas, Memphis, Chicago, etc...

Sure there may be just as many attacks from other breed of individuals that are ill tempered, however, a story about a pit bull sticks out far more than someone attacked by a Labrador.

If you have a separate meter for common electricity, try to stick to that. otherwise you will have to pro-rate and credit it back to your tenants. 

Stick to the terms and follow through.