You can do the 100% HELOC? Which lender?
Yes, I haven't seen mortgage rate above 7% in last 10 years. I don't think mortgage rate will go up above 8% in next 5~10 years. U.S is in slow mode now. Which means low inflation mode too. Remeber, in 2007, mortgage rate went up 6.5%, house market started to crack. If it is above 8%, house market could crash again. Don't forget, 1% rate difference means a lot to house price.