A fat Heloc will let you purchase without a mortgage, it's contingencies or 45 day wait ask of your seller. 

(This may or may not be a good draw though--I was just conceptualizing a nice glass of wine in front of cozy fire in the wood burner on a cold winters day).Good Luck!

It was more money than we had in reserveMy pets now sees the vet for slight infections, get premium pet food (I have a fat cat that is on prescription pet food that would not be cheap compared to human food).  

I would put this on the back burner. 

Equipment Breakdown (for home systems such as burner, HVAC, etc.)   

Fat chance you're spending >$720 on replacements for a rental but that's just my opinion. 

Some real estate transactions are clean cut and they feel like walking in a park picking up a big fat check while other transactions are full of landmines require the knowledge and experience to navigate through the process.

Although the payments are higher and the fat is slimmer, I have a larger pot of equity to draw from after year one to leverage and get another property via HELOC.

I would effectively be loosing 10k since that is the principal I have paid down so far on my current loan after 1.8 years + the 10k down payment at closing.Or should I just plan to sell it in a couple years and use the profit for a fat down payment on my next house and also avoid taxes from selling my owner occupied home?

Maybe the burner needs replacing - you'll know when a tenant tells you no hot water.