Just ensure you factor in the challenges of managing properties remotely or consider a reliable property management solution.Ultimately, your choice should align with your long-term financial goals, risk tolerance, and lifestyle preferences.

I am definitely having a hard time finding a reliable talented contractor.

Even with all that thats why you have title insurance for land lock situations etc. 

HELOC rate's can hover between 7-10 % pending underwriting so you'd be locked in temporarily with a payment.

Single-family homes offer reliable rental demand, lower turnover rates, and the ability to benefit from property appreciation over time.

On the other hand, if I do go through insurance, they might find reasons not to pay out, resulting in another zero-dollar claim.Do you have any recommendations for where to find a reliable, trustworthy, transparent, and accurate insurance company or agent?

Effective remote management hinges on strong organization, reliable local contacts, and leveraging technology for efficient communication and oversight. 

When deciding between managing your own property or hiring a professional service, consider these key factors: your available time and expertise, knowledge of local regulations, property scale and location, access to reliable maintenance resources, tenant management capabilities, financial implications, emergency responsiveness, and personal preference for hands-on versus delegated management.

Start with cities with a metro population of >1M if you want long-term, reliable income.

However I got this property locked in a fixed 30 year 3.5 rate and it hurts saying goodbye to it.