I'm a GC as well and did the math, the Heloc would save considerable interest because it would average on 33% of the balance borrowed at any one time (and thats assuming constant deal flow).  

Several Midwest markets could work well with your parameters.

I am completely new to the investing side and would love to find something to meet new people/learn as well as learn more about the city. 

@Richard Bautista your gut is serving you well, saying something feels off here. 

Operationally, it's easier in multifamily and you'll have cost-saving opportunities as well when it comes to certain expenses.

For example:How well does in-house counsel adapt to different jurisdictions, especially if we’re managing properties across multiple states?

I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.

My W2 works me until the night and doesn't pay me well or high enough. 

The other site that I would be looking at is meetup.com as well, they have a lot of meetups in your area that you can attend to get in front of people doing the stuff you want to be doing.  

There is tax reduction and appreciation to consider as well.