HELOC can be good for this situation - then you can pay it down and use it again for other life events etc. 

I think every market and every person have their own reasons, but here are some thoughts from a property manager.Pros for self managing / cons of PM- Keep all the revenue- You have 100% control- You own listing, photos, etc- Nobody will ever care about your investment as much as you do.Cons for self managing/ Pros for property management- This is a 24h / 7days a week business and I imagine you have at least somewhat of a life I imagine. 

Literally the same thing everyone has said to me my entire life about why you shouldn't buy real estate now.    

I wish you more happiness in your life sir.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

Regret gets you no where in life.

Cashflow on a spreadsheet vs. cashflow in real life are very different things, too. 

Check fees are $10**** When buying physical real estate, you must have a 10% cushion of the purchase price**We waive the first 6 transaction review fees for the life of the account.*** The first 12 incoming checks are free each year.

My family has invested here my whole life and its been very good to us. 

If they're delinquent after only 2 months, they're either facing sudden life changes or you did not properly screen them to begin with.