I know it is dangerous to HELOC a subto deal.

That sounded dangerous to me then, and it still does to me today.I have been investing in the Smokies since 2005, and there has only been a couple of "windows" in that 19-year span, whereby an investor could reasonably buy a property and earn much more than break-even in the early years. 

If we're in this game long-term, slow and steady growth with a lower cortisol level will beat explosive growth with high blood pressure levels every time. 

These loans are as dangerous as they come.

Investors analyze income, costs, financing conditions, market rents, operating efficiency, and other dangers in order to assess cash flow potential.Increased revenue from tenants, extra sources such as laundry facilities, parking fees, and storage rents, as well as mortgage payments, property taxes, insurance, maintenance expenses, utilities, property management fees, vacancy allowance, and capital expenditures.

Knowing just enough to be dangerous as they say.

We don’t know.What I do know is that doing something to “create leverage” is a dangerous game to play. 

The most dangerous kind of aluminum wire was mostly only used for residential wiring from ~’65-‘73 when copper was prohibitively expensive (Al alloys that are less dangerous were used with less frequency post-‘73, and Al is still a common material for transmission and distribution lines, and even some residential use like AC units or single branch circuits, but not very common in residential wiring). 

In fact, California sits 19 on the list.https://www.datapandas.org/ranking/crime-rate-by-stateI was recently in Orlando Florida and I got into an uber from the airport and the Driver proceeded to tell me all the areas I should avoid because they were dangerous, he then asked me where I was from and I told him I lived in California.

I'd argue that if you're buying in a high priced market, some inexperienced teenager who lives in his parents basements is even more dangerous to consumers.The fact of the matter is you've got to go to school for 6+ years to be a lawyer or an engineer. 8+ to be a Doctor. 5 year apprenticeship to be an electrician.