Now for question 2.. ties right into question 1.sellers are not some mystical creature you know nothing about.

If you forget about the interest you are paying on your heloc, it's the same thing as borrowing from Mommy to pay extra on your mtg, then paying Mommy back.....has nothing to do with the mystical magic of a heloc. 

.- mystical tales of connections with untold wealth and previous successes rendering the opinions/advice of her detractors moot.- continues to be blinded by how her attitude and behavior are the primary cog in this.Me:

I am going to take you south because that is the best investment properties and deals you will find.Bayville will work for you too Forked River has a good chunck of rentals go more toward Forked River Beach.Waretown lots of rentalsBarnegat in Settlers Landing - gpo toward the condos mostly renters easy to flip and sometimes thrashed from tenantsOcean Acres in Barnegat and ManahawkinMayetta towards TucketonTuckerton BeachLittle Egg Harbour/ Mystic Islands - Tavisstock, Tall TimbersI only know because these are the hottest areas near Toms River I did Real Estate there for years and grew up there.Hopefully this helps.

Like MoheganSun casino in CT :) Wow, that place looks swank, a lot like Mystic Lake in MN. 

Plus my units almost always have several folks interested,  seeing others at the open house has a mystical effect of making them want it more...