It also depends on the situation sometimes a HELOC is warranted for short term financial needs so long as you have a plan to get back in the same or better financial position afterwards and the "means," and "will," to carry out this financial or mortgage plan- HELOC's are typically full documentation qualifying loans so you'll need actual income to qualify whether it be from pension, insurance, rental's, etc that are all fully documented on taxes, W2's, 1099 forms, etc.

Most investor utilize short term hard money debt to scale their flipping operations where the lender will fund 80+% of the purchase price and the rehab budget which can allow investors to work on multiple projects at once.

There are multi-million dollar houses that you can walk just a couple short blocks and watch the neighborhood get pretty rough and potentially dangerous.

There are lenders who can do a cash out refinance for the new appraised value after three months so it can be a good choice for an investor who's doing a BRRRR.These loans can work for investment properties that are long term rentals, short term rentals, non warrantable condos and condotels.

If your place is uninhabitable, tenants can end the lease or withhold rent until it’s livable, but I like to keep things friendly by offering a temporary rent reduction or helping them find a short-term solution.

I also have a realtor looking for short term rentals at Grand Lake, Oklahoma, where I have my vacation home, and I have a realtor friend licensed in Missouri and Arkansas whom I'm going to contact to look in Joplin, Missouri and Bella Vista, Arkansas.

You will find many resources here on the forums and throughout the site as well.Personally, my short list of books to explore:Set For Life by @Scott TrenchRich Dad Poor Dad by Robert KiyosakiABCs of Real Estate Investing by Ken McElroyABCs of Buying Rental Property by Ken McElroyLoopholes of Real Estate by Garrett Sutton, EsqTax-Free Wealth by Tom Wheelwright, CPAThe Power of Zero by David McKnightREIT Investing for Beginners by Lawrence SmithWhat Would the Rockefellers Do?

Long term it will be prime development land for residential and/or commercial, whether it is us to develop or sell to a developer.... we may subdivide and sell some of it in the short term, so we don't wish to erect structures or change zoning to make development harder down the road.   

Bonus would be refacing the cabinets if the pricing makes senseI priced out part of the job with HD, windows were somewhat reasonable at $8500 but I was surprised by the cabinet refacing -- Just short of $20k.

FHA is currently streamlining everyone through short sales.