It is not difficult. 

@Julio Arias PabonBanks are very difficult now to get a HELOC on investment propertyI would call around to local banks but most have completely got rid of that line of business

I have another under contract but unfortunately it looks like it’s going to fall apart due to a difficult seller.

However, it is much more difficult to do this via passive RE investing.  

I look forward to continuing to learn from the BiggerPockets community as I navigate my real estate investing journey.I’ve had some success on the eastern shore of Maryland, though even that market has started to frankly become expensive, there are still pockets of potential growth both rent & appreciation, thoigh it’s becoming harder to find, also there is a massive rental shortage out there, a county I just put a property contract on, literally has 3 properties for rent right now, but it does make rental comps quite difficult, outside of that I’ve started looking a little more into western Md and some southern pa markets but still trying to get a feel for them, overall I think in this market places that are affordableish and have some draw will do well with the continued wfh + affordability crisis but keep in mind while I think the eastern shore is actually fairly safe market for the most part a lot of rural areas definitely have boom bust potential and in theory more risk than dc metro, though the low price points do by definition tend to mitigate some of those risks. 

Yes, if you do end up converting a primary home to a rental property the insurance carrier must be notified of the change as it's a completely different policy with different coverages.It's not a difficult change to do but if you don't make the change and a loss was to happen a claim could be denied.

Will the jays of the world (Don makes no comment on this, so let's leave him out) provide the complete training for free and will they answer the difficult questions when they arise?

Oh, and you better be cash, or it will be very difficult to get any deals. 

You want to leverage your current home's equity to buy out of state and do Section 8 (very difficult for new landlords and very hard to sync with property management) or flip out-of-state?

No that is not going to make you rich....but it will get you into the game and get you the passion for REI.Then do another, slightly more difficult, and continue down the road.