@Jeffery Jones As someone who owns 6 single-family homes under the Section 8 program and runs a property management company that manages over 100 Section 8 properties, I’ve learned a lot about the ins and outs of the program—not just the idealized version often shared on social media.If done correctly, Section 8 can be a great way to diversify a portfolio.

Our biggest problem is getting her out so we can do a proper rehab 60 days of dead dime waiting for her to vacate is not Ideal obviously. 

but if you have a view on active vs. passive income.my goal is to have income from multiple sources, ideally part time work that i enjoy is a component. 

We did not do this and still encounter less than ideal setup the result of our initial setup many years ago.  

While you might find a lender offering low down payment options, you'll still need cash reserves for repairs, maintenance, emergency fund (ideally 3-6 months of expenses), etc.

If you are looking OOS, we can talk more specifically about Greater Cincinnati as well to see if it is a good fit.

., are all ideal in my opinion. 

Ideally a HELOC is used for less then a  year project where you can refi or sell to pay back the HELOC. 5 years is a long time, things can happen and if you reduce the cashflow on both properties you'll be increasing the risk and having thinner margins.

But neither do you, yet you started with:"Short answer is "yes"  - which I consider misleading.And you manipulated the OP's question to fit your agenda.

If there's equity maybe selling and restarting would be ideal unless you can up income/cut down expenses