HELOCs for investment properties are 2x higher in rate usually due to the higher risk factors placed oon them by fannie/freddie and a more conventional risk assessment is applied when underwritting them.

You have to also factor in your vacancies and turn around costs to re-rent.  

So when you look at W-2 earners pay stub you can factor in about 30% more in benefits over the pay.  

Iso g this info you can better determine projected vacancy based on factors you can control on top of the fact that you could have other amenities or the best presentation that would help minimize vacancy.

According to Opendorse:The collegiate NIL market is projected to grow by more than 40% this year, with an overall estimated market spend of $1.67BThe collegiate NIL market is projected to eclipse the $2B mark in tandem with the highly anticipated revenue sharing slated for the 2025 academic yearIn the commercial segment, Women’s Basketball is in the number two spot for total compensation, second only behind FootballBy 2025, Top 25 NCAA DI quarterbacks can expect to net more than $1.3M annuallywhen factoring Scholarships & Benefits, Commercial NIL, Collective NIL, and Revenue Share paymentsCompetitive collective budgets within Power 4 conference are up 50% YoY, amassing to a war chest of $13.9MWhat schools have the top NIL Budgets?

These factors make the city a honeypot for investors looking to strike a balance between cash flow and appreciation potential, and positions Huntsville as a good option for either medium-term or long-term rentals.

It's also important to account for factors like maintenance, vacancies, and unexpected costs to ensure your investment remains cash flow positive.

I believe we're likely in or are heading towards recession but I agree that the factors that led to the GFC are not in place.

But that would allow you keep the appreciation if it's great, and buy a smaller property to boost cash flow.If you don't like the property (because of risk, potential future events, etc) then sell it and while you're getting ready to 1031 it, use the IRR calculation to compare cashflow locations with appreciation locations (the IRR factors in both).

Some lenders compare this to only the actual mortgage payment and some include an expense factor.