I typically wouldn't look at new builds but it seems to be very reasonably priced.

Rates are typically higher than a traditional cash out refinance, however at least you are not getting the full loan amount + you have the flexibility to draw/tap in the money whenever needed.

I'm a member of one local STR page that vets owners by requiring they see a utility bill with the address and the owner's name.

I typically recommend that community for people that plan to use it personally and can justify the higher HOA costs and membership fees.

How is this typically handled? 

i keep seeing:1. buy out of state rental in a solid neighborhood with long-term potential (just as you are recommending) but then...2. have one rough tenant turn that costs a couple grand, and3. give up on real estate investing, and turn on everyone involved in the transaction for not guaranteeing that sweet cash flow in month 1 I literally just had this conversation with a prospective client when he asked me what a typical outcome looks like.I told him everyone nods and agrees when I drill into them the risks of investing OOS and in Detroit.

I'm utilizing social media to the fullest with multiple groups that are centered around moving to Florida.

Not always true, however typically HELOCs will go to a max loan to value ratio of 85, sometimes 90%.

Typically we talk about cure notices for tenants, but they do go both ways for breach of contract.

I know many successful investors that utilize it and some have higher-end properties in areas like Maitland.