I was studying the market and my rent will be just enough to cover the mortgage and HOA fee now I might to pay out of pocket for insurance but don't want to sell it yet because the area is growing and might have good appreciation in the years that follow.

I’m at the very beginning of my REI journey and I would love some guidance on how I can best optimize my planning, research and saving phase (which I’m dedicating 2025 to).

Your question was answered but I am curious - Why would you take out a HELOC for a six month cd? 

Thank you for the detail information this is very helpful.

If you can get a note for 200K at no interest and you have completed your due diligence on this deal, then go for it. 

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

Now, after doing this several times my success rate is around 1 out 5.   

This is rarely done as in most situations lenders will not consent, and at a minimum want the buyer to qualify AND personally guarantee.  

Or will I miss out on writing off some of the expenses?

Trust me, everyone of them will ask "wheres the closet in this room?"