The pundits are never right in their predictions- timing wise anyway. 

Nationally 4% unemployment here in Colorado we are seeing around 2%.https://www.denverpost.com/2018/12/24/colorado-population-growth/Interest rates were rising through 2018 and experts are predicting another rise in rates.

Caterpillar is moving a new facility here, Raytheon is looking to hire on over 2000 new engineers, and more office workers, there is talk about Texas Instruments moving back, and potentially even IBM.

Predicting the future is impossible 5 years ago Grey in the kitchen was unheard of, Now everyone does it.In 4-5 years my bet is on yellow, but it could well be Neon Pink and Green 

I always recommend finding something with predictability, not speculative neighborhoods or "pigs" marketed as "cash-cows."

I am very interested in this property because I predict major appreciation here in the next 5-10 years, like 200-300% and I know it will be able to cash flow once renovated in the mean time. 

It seems that it hard to predict it, especially if you are going through value add.2.

TerryTo Study 2006 to 2008, Sounds like you predict the future will be like 2006 to 2008.  

I won't make any predictions, but we are definitely in the latter stages of this cycle.

A HELOC is a revolving type of instrument, and they are typically interest only.