Just be 💯 certain that you'll be able to refi that HELOC debt off when the time comes.However...At this stage in your investment career, I would URGE you not to sign up for negative cashflow in the hope that "the market" will save you.

I really want to be successful, but whenever I try to do anything related to my career—like investing or researching, especially in wholesaling—I get hit with a wave of anxiety.

It's the worst because it's pretty difficult to navigate if you don't have someone experienced to guide the way.

Quote from @Brady Ascheman: Hi everyone,I have recently found it very difficult to find any long-term rentals that will cashflow.

I had some success in my career but did not know my back side from 3rd base as it related to real estate.

These are things you can see on the front end before you even see the property in person.Red flags that you could discover later once involved in a transaction include difficult tenants and major issues with the property.I wish I had known to start sooner!

However, if you are looking to grow your money or make income from raw land it is very difficult to do so.

I realize it's too late for that now but if you run into that again in your career just know. 

out of state BRRRR is incredibly difficult. 

and it's also difficult to find 80% LTV these days.  70-75 is more likely.