I need to pay off my HM lender.. so it would either be do a HELOC and keep the property or sell the property take a good 100k profit and pay off HM lender then move on.

If she hasn't, then stay away, because the later problems will be yours... not hers.New construction requires lots of know hows from paperwork to coordination with your "teams" to make a profit. 

I sold my first property for a decent profit.

Also know that turns are costly and will eat into your profits like an alligator.

This project highlighted our ability to enhance property value through strategic, minimal renovations and effective project management, resulting in a successful and profitable sale.

I would use profits from rents to pay down as I project a yearly COC return of 12k.My question is, would it be wiser to just use heloc for down payment on property and finance the rest of it with a lender?

STR is a lot of work but can get more in profits.

The property is a means to an end in profiting from cash flow.

Thanks in advance for your feedback.Heather M.Why do all inexperienced wanna be business owners think doing what everyone else is doing is going to be profitable? 

Hence, no profit, no tax.It was worth $600k when inherited.