I don't want to put myself in debt this first go around!

What if you're a cardiologist with no debt and making $250,000 annually?

Eliminate debt, establish a budget, and save.

But after talking with the bank, I would not meet the debt to income ratio.

I'm not motivated, but the homes needed work I didn't want to do or I did if for strategic tax or debt shell game reasons.

The more leveraged secured debt you have will impact any cash flow.As mentioned by Nicholas, the BRRRR method could help payoff the HELOC too. 

With single-asset loans, you can access up to 80% of your property's value in cashout proceeds, less any debt payoff and closing costs, on a 30-year fixed-rate term.

It’s by far the most forgiving strategy and you don’t have to hit a home run for it to change your life.

Every big problem, is also a big opportunity, ya just gotta decode the how.......I am unsure I need to be swayed as I do believe RE still presents a good investment choice for those making educated choices and working it or those who are patient (RE has historically been forgiving over time).  

The note holder does not own the property, only the debt on the property.