I would say of the two options, I am a blend between hobby and passion but leaning more towards passion.

I just purchased my current MHF using FHA- both units were occupied but it ended up being pretty seamless.

They work seamlessly with the title/escrow teams.I do have some ideas for rental markets to look at.  

I highly recommend Spear Builders of Virginia, Inc. located in Fredericksburg, Virginia.They are a premier custom builder in Virginia and offer some very unique skills of blending old with new or going completely one off custom. https://www.spearbuilders.net is their builder website.

I would just make sure your not getting a teaser rate on Heloc because if the rate jumps your blended rate would most likely be higher than refinancing the rental.

You can not be the one to determine if a applicant is suitable to live in a basement apartment or 3rd floor.. on crutches or with a cane.. or with kids...it might be a temporary medical condition and assuming it isn't for them will get you in trouble.. as well as if ,you assumed the children would make noise on a 3rd floor apt to disturb lower tenants so your only going to show them a basement apartment.. it's called steering and part of Fair Housing.. let the applicant decide if it's right for themselves.. you decide if they meet the criteria of income, credit, occupants once they put in their application. who knows maybe the kids were her nieces or nephews.. and not going to live with them or they were a blended family kids only part time the rest of time with the other parent..

Fortunately, I never get a hard time from sitting in the coffee shop in the middle of the day because I blend in with all the students.

We have overlapping water districts, mosquito districts, school districts, bla bla bla.Back to that website quoting 0.866%, that's a blended mix of long-time homeowners and new, so rather useless - my grandma who had owned her $1.2m MFR for a million years was paying about 0.2% per year in property taxes (and STILL complained about it...).

@Ashley Benning, I have a blended view of the information you have been provided thus far, as I also struggled with where I was going to get money for RE investing. 

Smoking odors, you can paint a permeant air purification system on-to the walls of your home or office, by mixing the ionic paint additive by Air-ReNu with paint and applying the blended mixture to the walls of your home or office.