We would have to come oop about 400-450 for 2nd HH.Also planing to use other rest of heloc for a dscr or brrr so that would possibly help as well.Would you wait until rates drop to do another HH and just buy the brrr/dscr now?

Buying, These fall into a couple of groups a.  

I recommend Simplisafe (roughly $29 a month - I've found the best and cheapest place to buy the system is at Sam's Club).

Quote from @Sean Pedeflous: I own a duplex in Fayetteville Arkansas and the city is buying part of my backyard to add a trail which connects to a great local park.

I also like to be set higher than most of my competition because I only buy really cool properties that are sought after.

Another route you could do is be a money partner for someone buying real estate that does cash flow like STRs or Co-living in Colorado or out of state or even partnering for flips. 

I own one rental house in Cypress, but with the current market I have not been able to find another existing single family home to buy that looks like a good investment. 

Does anyone have experience with buying rental or STR property there or have a connection there that I could speak to?

Great opportunities to buy single family house and rent out the bedrooms.  

I’ve lived here my whole life and worked hard to buy a house in my parents' neighborhood, which is the most sought-after area in the city.