Personally I only use my HELOC on short term projects like flips, new builds and BRRRRs where I know I will be replacing the capital within months.You may be better off waiting a year and save up more cash or liquidate your index funds if the returns on a property will be better.

Save up more capital and buy an investment property or just house hack for a year. 1 year really isn’t that long and flies by pretty quick.

Both can save time and improve efficiency, depending on how hands-on you want to be. 

You find here on BP tonnes of free RE advice; please save your money for investing in RE. 

Looking to buy duplex to live in and ultimately renovate if the numbers make sense.

People have failed twice now with the housing bubble and the recent meteoric increase in rates because they were gambling with the rates to save a percentage point.  

In the northeast having a second heat source in the rental saved  frozen pipes when the electric was out for days.

Ultimately in looking at it, I'm not sure commercial would be that great as it doesn't have any highway frontage. 

You have $80K in your savings account, and you decide you want to invest in real estate.Knowing what you know now, what would you do with your 80K?   

I guess you might save a few hundred dollars.