If that is the plan then a flexible higher interest rate heloc becomes less effective for tapping equity.

My goal is to generate deals, wholesale the ones that don't fit my needs and cherry pick properties.Mailers are relatively inexpensive (4k or so for an aggressive campaign) but are they effective?

In short, looking for the most effective legal way to deter lease breaks. 

Is this the most tax effective way to invest with someone else in the UK while having a mortgage?

It takes a significant amount of time to manage effectively.

Most of the developers I represent in NYC and most of my multifamily investments are targeted at the ripple effect - looking at where the growth is headed over the next 12-24 months and buying there now.

Keep in mind that most banks won't let you do a cash-out refinance within 6-12 months of the completed project, so you could end up waiting on that money (just be sure to ask them before finalizing the loan).Also, if you want to do an effective cash-out, you need to create a lot of forced appreciation.

Forget time value of money, net present value, effective tax rate, etc.; these are important, but your not going to work through them.In our example we are showing Cash flow of $139,000.

You'd be surprised how effective it is when finding deals.

Most of them believe we haven't seen the full effect of the rate rises yet on prices, so they are all just extremely nervous, since like Mike mentioned, most of them were there during 2008.