If you are going to be active, and have high conviction in a project with a clearly defined entry/exit strategy then using a HELOC is one of the better sources of capital.But, I continue to have my stance that, on average, folks who use a HELOC to fund the down payment for long-term investments will eventually find themselves in a situation where their portfolios drain their personal financial situations, rather than fueling them. 

Two would like to sell and one would like to continue. 

@Nicholas CrumThe guru instructor stated it was 10 days for banks, 30 days for the auto industry, and 2 other industries I forgot that are 30 days.  

I will pay a fee if I do not continue with their plans(obv not perfect, but you get the idea).

I'll continue using it when I add new properties until I find something that I need that it can't do.

I've been able to curb a lot of this through large fines in my lease, but even having to pay $1,000 will not always dissuade my tenants from continuing that behavior. 3) IRRESPONSIBILITY OF THE TENANTIf you're renting to students forget about ever getting them to admit to anything.

As River already mentioned, I would also suggest looking into meetups as well to continue to learn and grow your network. 

If not, even though you are a re pro, losses are passive & deductions are limited.There are 7 scenarios that will qualify as material, and you only need to meet one:*500 hours*Substantially all participation*> 100 hrs and at least 1/2*Significant participation*5/10 years*Personal service activity w participation in last 3 years*Continuous participationTo materially participate, you must be involved in the operations of the activity on a regular, continuous, and substantial basis.Once you pass the pro test, the material participation often comes along for the ride.You can elect to aggregate all rental real estate for purposes of measuring material participation under Sec. 1.469-9(g).Your time spent on all your rental properties (STRs don't qualify) counts as one activity, making it easier to materially participate.In order to make a strong case with your CPA and the IRS you need to document your hours.Best practice is an hours log where you are as specific as possible.

I currently own two properties in California, and at 21 years old, my goal is to continue purchasing properties and eventually pay them off to achieve financial freedom.I’m considering two options:1.

A business/way of life to continue?