Best of luck on your journey!

The fact that you have already owned and sold a rental property gives you a great experience to start from.In terms of the best place to invest - that is whatever place meets your criteria, goals and investing style.Personally flips have not been working as well for me lately, but when we get the right BRRRR deal those are still working well.

Reason is a Heloc generally carries a higher rate on a shorter term and "Can Never" be used as an "Asset, or for PITI reserves" which are both required when you buy an investment property. 

While buying one that’s up and running might seem a good idea - paying for speed - if you’re not quite ready, sometimes the best deal you make is the one you don’t make at all.

Welcome to BiggerPockets Lee and best of luck investing!

Currently we are seeing STR owners posting for sale due to reduction in prices they can get per night and the vacancy rate increasing. 

All the best to you!

As a general contractor, i feel best suited for fix and flip or BRRR method investing.

I highly recommend a well-qualified REALTOR who works with investors and knows how to help you best.7.

Rates are a bit higher but if you can leverage up to do more than 1 flip at a time, it will be worth paying the lender fees.