If you can get over $2500 per month in Jacksonville on a 300K property, good luck, but if you can, that loan is out there. 

Using a HELOC can provide you with the necessary capital at a lower interest rate to fund your next projects without leaning too heavily on hard money lenders, which can eat into your profits.Here are a some actors that you would want to consider:1.

So I'm on the fence.   

You can also search Google and read reviews.

It might take at least two years before we can make a substantial down payment on a second home.

Maybe you can prove me wrong? 

I am showing 2-4 unit properties all the time here in Phoenix and I can send you the recent closings and listings I have been working on.

Looking for recommendations on states I can look into for a potential new investment.

MTRs Can work well too but still need to have it furnished. 

You could put it on the market (and you'll know what that second assumption is), and at the same time do whatever you can to get the tenants out (and know what the first assumption is).