If the property cash flow starts in 2024, personal usage is not that impactful.Talk to your CPA if renovation counts as QIP for bonus depreciation.

I saw your reply on the 2M cali home purchase with a gross rev of 150K. 2M @ 100% financing - the investor putting up that cash would need a note payment of 15K-20K a month to make that worthwhile. 

The school is very good, but middle is not so much.I have some cash to invest, but can't decide what route to take.

Use the HELOC on cash-generating opportunities like flips, then use the cash generated to buy long-term buy and hold investments. 

I plan on getting a property every year until I retire if I can find a good deal that cash flows positively.I have a very close friend whose stationed in Columbus GA whose a real estate investor and owns rentals there!

You may also have to get your "hands dirty" in order to make these properties cash flow.

Since you want to aggressively invest in the near future, you will need cash and the 30 year option is the right one for you.

So about a 35% cash on cash return for my buddy each year on his $100,000.

Also, the home owner most likely has a mortgage and receiving a large amount of cash and then not spending it for 3 months can be more challenging than you’d think.

Couple this with the "Cash Distributions from Capital Transactions" clause and you begin to see the real problem.