The really glaring issue to me is the rise of the SUB TO Guru's not only are they going to take money from these students. 

You can read more about it here: https://www.bridgemi.com/business-watch/what-michigan-can-le....Regardless of which market you choose to invest in, it's important to understand the area well and identify neighborhoods on the rise.

Plus with rising inflation investors are going to want to park their money in hard assets since historically it's generally a good hedge against inflation.

., with the rapid rise of STRs, you will find that many insurers offer STR policies.We use Proper but it is very expensive but very comprehensive.

Wood has an ignition temperature of about 700F.

And in those events prices can rise dramatically!

Much of the country is at high risk between fires, hurricanes, tornados, tidal waves, earth quakes, rising tides, etc.  

Agreed, or it takes a lot of time and rising rents.

I welcome and encourage anyone on the forum to chime in if I may have misrepresented anything, but this has been my mental model after spending countless hours running through different scenarios.I dont have a heloc personally but just curious are they all fixed rate / or are some of them variable when rates rise the interest rate rises or when rates fall the interest rates fall.   

I would have to agree with this - appraisals are no exemption to the general inflation/rising costs of the past few year s- $750 is hardly outrageous and investing in non-warrantable condos and with HOA restrictions is always going to have a risk for hiccups