While its nice to borrow as much as possible, the risk involved can sink someone as in most instances their is personal guarantees involved and lenders will bankrupt sometime to try and get every penny they are owed. 

It's no guarantee but it's a good place to start.

Yes, the HELOC funds are guaranteed. 

I can assure you they don't have all real estate titled the same.A lender will finance your real estate because the real estate makes sense, your track record/balance sheet  and your personal guarantee.

Most of the time you'll be fine, but when something bad eventually happens (with enough exposure over time, you are virtually guaranteed to have something bad happen), the outcome is likely to be catastrophic. 

Quite possibly the single biggest misconception that gets investors into trouble. https://www.biggerpockets.com/forums/311/topics/1216224-advi...I'm not suggesting that buying at 700 to 75% ltv is a guarantee at anything. 

Quality homes in B or better areas, with guaranteed long-term tenants in place.

The quick good/bad of Section 8:- S8 tenants tend to be rougher on the property (but not always)- Paperwork/inspections/etc. can be burdensome and tough to navigate (especially initially)- People often think FMR rates are guarantee rental rates but that's not the case- Usually the rent isn't 100% subsidized and a lot of people don't realize this- S8 tenants tend to stay a lot longer than cash tenants- Obviously, the guaranteed rent portionOverall, I'm neutral on the program.

Since appreciation isn't a guarantee I don't ever bank on that when crunching numbers.

If the 10 year treasury is at 5% which is guaranteed, investors will want a risk premium for the mortgage backed security which here is a great article on it.