Hey @Shane Roberts, I agree with the others that you should have a different primary heat source than wood.

These investors can provide the capital to stabilize struggling but fundamentally sound projects, potentially earning higher returns than traditional financing routes.Current State of Mezzanine Debt and Preferred Equity InvestmentsAs of mid-2024, alternative financing in real estate, particularly mezzanine debt, and preferred equity, has gained significant traction.

My question is if i should use a HELOC on my primary home and using that as down-payment for investment properties?

That gives the agent a stronger offer and you have a greater chance of winning the home with a loan commitment versus a Pre-approval letter.As of this morning rates are down on all programs for Primary homes, Second/Vacation homes, and investment homes. 

My wife and I had help from her father with a down payment on our first home (primary residence) 3 years ago.

If you feel that you need in-person support, and more of a traditional brokerage model eXp won't be for you.

Not sure, but there may be an exception to that if you are making the home your primary residence - but maybe not even then.

I understand that might not be a great rental but in Jax I should still be able to make it work with the difference in payment for the new property as primary.

Here is an article that I wrote for BP that will provide some more insight to this structure: https://www.biggerpockets.com/blog/the-traditional-llc-vs-the-series-llc-which-is-better-for-real-estate-investors/Also please feel free to Dm me or leave a reply if you have more questions.Podcast #109 here on BP will also give a nice high level overview.

On the MLS (whether via an agent or via Realtor/Zillow/Redfin), so that's where you need to be.Scenario 2 - A homebuyer looking for a primary:  This is most common (except maybe in vacation markets).