TIARV Park AND Self Storage~4 acres, commercial for $120K (google maps link)Pros: In city, city water & sewer nearby, city allows both rv park AND self storage in Commercial zone, ~$50K worth of timber on propertyCons: Neighbors nearby, traffic visibility not as good here, land needs to be logged/cleaned up - not a big deal reallySelf storage constructed probably out of shipping containers~3 acres, industrial for $135K (google maps link)Pros: clear flat land, higher traffic count between the coast and I5, seller will carry loanCons: zoning does not allow for RV Park, city services unavailable

It didn't change my algorithm ranking and I ended up eating some of the cleaning cost unless I wanted to be completely out of whack with my market (I'm already on the higher end).  

Generally speaking HELOC rates are higher than a conventional loan on a primary residence though so I prefer to leverage the new purchase with 5% down payment conventional loan.

  $695 is fairly typical in Nebraska with there being some a little lower and some quite a bit higher.

There are plenty of nice areas in my market that you can house hack, but generally those are a higher price point, and the rent to price ratio is not as great. 

I think a higher class neighborhood is better for a new investor.

HELOC at 75% LTV will give me access to $155k, but the rate is around 8-10% and is subject to going higher, considering the current instability with inflation.

Also, I will touch base with my current home owners insurance co but I'm curious about the scenario you laid out (requiring renter's insurance + advising home owner insurance that you have another person in the dwelling) -- did this suffice for you because you chose higher liability coverage?

But as I think about my long term plans, between the higher vacancy rate, the added monthly expenses, and all of the correspondence with potential renters, I'm strongly considering UN-furnishing it and going back to a long term rental.

I'd recommend buidling over buying in miami for equity, I'd also recommend higher asset classes like hotel to increase your ability to buy land. not sure your experience or liquidity but I'm happy to discuss.