Just wondering how you feel about the unique challenges NOLA has relative to economy & climate change (insurance), population decline.  

Currently speaking with a local realtor about the STR zoning issues, insurance issues, and current/future market in Florida. 2025 should be a good time to look for a property there. 1.

Here it would be 25% down ($275k)A balance of $825k at 7% (or higher) $5,490/mo, figure $250/mo insurance, $500/mo property taxes $6,250/mo. 

I have taken all my taxes and insurance out of escrow, and I run them through credit cards to rack up points, so I pay a lot of bills every year.3.

Buy a single-family home, and someone tries to sell you on property management or insurance.

I’ll continue to gauge the interest and make a decision.

Because I’m unable to obtain an insured title for two years, I did not plan to invest in this property until then for risk of losing my investment.

However, if you're running your numbers then you'll want to make sure that you're including all the interested paid for the money borrowed from your HELOC as well as the carrying costs including utilities, insurance and property taxes.

Have you ever had a year where your insurance or proper tax’s went down?

Real estate investors often find themselves working with many providers between insurance, financing, property management, tax preparation and strategies, etc.