You need reliable, on the books W-2 income to invest. 

They are usually the vendors who are least reliable. 

We're still constrained by energy, until there's a (reliable) solution for that we won't see this world change in front of our eyes like some think.

To be clear, I never facilitate both the Real Estate & Mortgage roles in any single transaction, but I do when possible try to work within my own organization or team for cohesiveness and reliability of transactions. 

And ALSO...I still want to see what they define as "Marketing a property".If I organize a BBQ party with all my friends that so happen to be on my buyer's list and during a bear dad joke I say " Ohh btw guys, I just locked up a contract want to see it?" 

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One year Belgian DJ dubstep duo Ganga White Night was playing Red Rocks Amphitheater and booked, they loved it so much regardless of the plastic wrapped balconies, locked cabinets and pink elephant themed baby room that they asked to rent it again the following year.

Since you're locked in at a low rate I would think twice about doing a HELOC. 

Just need to lock in the financing to move things forward.