Focus on bringing your current debt current.

We are partially owned as of 2022 by Sumitomom Forestry, which means we have no bank debt and self fund all our building projects.

Long-term investments are more insulated from market fluctuations and provide more benefits over time, like debt paydown and appreciation  

@Gino BarbaroWe are a debt fund and have bought and sold more loans than ever this year.

If you had 50k in credit card debt for business startup costs (not real estate) with a 3-4-year plan to pay it off, high debt utilization in the meantime and a 620 credit score - but wanted to start investing in rental properties - what would you do with 20k that falls into your lap?

Sell and move on.The first fire is forgivable.

. :)  but my equity share is controlled via debt or direct ownership. 

Your details are too vague because you don’t give your exit strategy and therefore a lender cannot figure his and consequently cannot figure out the interest rate he should charge.At one point or another, debt has to be repaid.

Forgive me but I'm very new to the space and don't know enough bout anything investing related to begin attempting to buy property from another state. 

I am hoping to roll these two into one loan and reduce my monthly payment/ interest rate on the HELOC as I will be having the debt long term.I also currently own a 11 spot RV Park which I own all 11 units and is currently generating $10,375/month in rent.