It likely depends on your strategy and tolerance for such areas.

This is going to depend on your risk tolerance and preferences, but I'm happy to provide my input..If I were in your shoes, I'd do the HELOC because of your interest in BRRRR. if you were trying to do a long term rental, I would do a cash-out refi on your primary residence. 8 years is a long time to wait to do 1 deal, so I would personally shy away from depending solely on cash flow.

Given what she came from, putting up with him probably isn't a terrible price to pay, and many East Asian-born men treat women so terribly that even he might be tolerable.

Either route you go, just make sure you understand all the terms so you know what the upside and possible downside is of each so you’re able to make an educated decision based on your own circumstances and risk tolerance. 

I think it also boils down to personal risk tolerance, I personally want to be able to access those funds ASAP when opportunities arise and know that it's going to be ~the same dollar amount.

@Adrienne BinderSo much depends on YOU.Age, adverse market conditions tolerance (have you seen the rehab costs swing in the last 7 months), risk tolerance, other financial situation etc.What if you put all of it in and paid cash for fewer properties?

It is about finding a balance that matches your risk tolerance and matches your life situation.

Also there are quite a few shade tolerant grasses, so I'm surprised that nothing will grow at all?

Identifying your desired level of effort and risk tolerance helps identify the appropriate investment for you. 

Letting a Government run your business is not my cup of tea....Having said that, if you can tolerate the Govt being involved, you can make a lot of money...just play the game.