I would also consider scaling back major expenses like car payments, lavish shopping, etc.

A HELOC is not a great tool to use as a down payment on a long term hold, it is best used in quick turnaround scenarios.

The most obvious example is when a borrower misses a payment, or two, or three.  

As an accredited investor you have access to hundreds of new potential syndications every month (and crowdfunding deals which are the same thing except are allowed to market on the Internet).You may want to start off on a site like CrowdStreet or FinResi , where you can view the variety ( different types of asset classes, strategies, stances) and start to come up with your own method for looking at deals (which matches your unique, personal  risk tolerance, financial situation and financial goals).Thanks Ian.

Plus equity growth would fund the down payment for second property through a HELOC.

Third, what's your down payment budget?

- get into real estate with a lower rate and lesser percentage down payment.

@Sharad Bagri  Lots of people say "as long as the payments are being made on time, the lender won't care." 

Payment is $2332.48.

Plus you get interest income on top of your principal payments, too.Also allows you to spread the taxable gain out over time, which would help you keep taxable income low and potentially still contribute to Roth IRA in the year that you sell.