There is no such absolute rule or mandate for REI - it is up to you on your comfort level with your cash flow versus total investment versus appreciation potential.If I followed that rule, I would have missed out on a LOT of great opportunities over the years.We bought a house in Jones Valley in 2017 with negative cash flow - why? 

With respect to paying $44k off on your HELOC, I personally think that is totally fine and a great start. 

NO for sure IF you are doing your first deal then 75 25 is totally appropriate in my mind. 

State up front you're a Coach in your post, then the obvious answer is yes from your perspective. 

You looked past a red flag right at the outset:"When application was made tenant was I am not going to to have my puppy with me so do not need pet fee or application"Total red flag.

I have been burned in Charleston Co SC and Folly Beach SC by changes in the STR laws after purchasing so obviously I’m very nervous to have this happen again.

Obviously, with any investment, if there is more risk, there is more reward. 

Obviously not all Arson, but makes sense.

Obviously they need to specialize in real estate rentals, holdings, and LLC. 

I'm obviously biased, but I think working with a broker will speed up your learning curve.If the broker you work with isn't transparent on everything they do with you (not for you), I recommend finding another broker.