We've been happily shifting away from catering to traveling medical professionals in favor of larger groups of either families in a insurance relocation situation or a work crews coming through. 

Based on what we're seeing, Dallas seems slightly favorable to SATX for LTR, which we are considering SFH or a duplex.   

Negotiated during the lockdown which helped in my favor.

I'm in the Orlando market and it is definately softening now and favors buyers.

Especially with the favorable tax incentives offered to buy and hold real estate vs the ordinary income tax you'll pay on private lending.A 1031 exchange would allow you to indefinitely defer all of the capital gains tax you would have to pay, and instead use it to purchase better performing property/properties.

Use some equity in the HELOC for an investment in a more favorable market?

You may choose to invest in real estate directly by acquiring a property, or passively by investing through a syndication (or by being a lender to someone else.  2) pencil out the numbers to see if the math is in your favor for a Roth Conversion and real estate investment with a SDIRA.

Those terms seem to favorably impress people who are unsophisticated in finance as having found the holy grail of wealth accumulation.  

So much of the land was just taken by the river anyway -- it just re-routed itself and swallowed up most of the land on the riverside of the road.I do have one more favor to ask -- if anyone has leads on an accountant that can jump in to help us file last year's taxes by late November, I would be grateful to hear -- I still need to get them done, and especially need them done in order to apply for the SBA loan by the December 2 deadline.

Generally, if you purchase a property in the name of an LLC, you may end up with less favorable lending terms.