Consistency and focus will get you far.  

Quote from @Josh Green: I personally am buying and helping clients buy in the Tampa Bay Area for a few reasons:Here, you have a historically strong and consistent tourism presence, limited land/STR allowable areas, highly liquid property compared to selling a cabin in the woods, all 9 classes of visitors in the STR sector, and appreciation.

The key is to build your portfolio slowly but consistently, focusing on quality over quantity. shervinrealtor.com

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

@Wayne Lee When rates were super low 2 years ago, and prices hadn't totally spiked, many investors got lazy because almost they could buy anything on the MLS at asking price and cashflow as a rental.As prices went up, many investors started investing in STRs to get properties at asking price to cashflow.Now, many are chasing Class C properties to get them to cashflow at asking price.What consistencies do you see in all three of those scenarios?

Why buy the real estate equivalent of a penny stock when you can afford to buy blue chip aristocrat dividend stocks (Class A multifamily properties in good locations with actual strong fundamentals like population growth, a diverse and recession-resistant job market, limited supply and high demand, affordability, and consistent long-term appreciation)?

Consistency and follow up is key.

The overwhelming majority of people I've met who consistently vote for tax increases are under the impression that other people are going to pay for it. 

Multiply 70% (.07) by $100,000 and you are left with $70,000.

Thank you all for your wisdom, it seems consistent that the Heloc for a deposit only makes the most sense.