I agree with you and @Doug Smith because I been laughed away enough to realize that aint the game anymore. 

Keep the risk in check so you will not be taken out of the game. 

I invest in Boise, ID and do quite a few BRRRRs, LTRs and STRs- varying degrees of success depending on how much equity we can force and the type of back end financing we can find, but the tax benefits are great and it's a rapidly growing market and Idaho is probably the most landlord friendly state in the nation. 

Very nice suburb area outside of Dallas and I'm very much ready to get in the real estate game!

That is an upfront game plan with numbers that should be somewhat fail proof if done correctly.Lastly dont forget that 85% of people who take out a HELOC end up doing a refinance within 3 years to consolidate into one loan. 

The quality of available tenant varies drastically depending on the neighborhood.

The property is located in a mid-size city with several attractions nearby.I understand that management fees can vary by location, but this property management company charges 20%.

I enjoy college football, video games, and lifting weights. 

Notices, eviction laws, tenant rights and landlord rights vary by state, with some county or city overlays. 

This is my first personal mortgage so I'm trying to learn the game.