-is it a good time for a person with no savings and no experience to take out a HELOC or personal loan and buy a random property in a state they've never been to using 100% leverage because made up spreadsheet math assumes no vacancy or capex or repairs ever and rent growth of 9.2% a year until 2074? 

He has every right to use his superior knowledge to rip them off by scaring them into taking a heloc to pay for a new furnace because it needs a filter replaced. 

I’m considering getting a HELOC for a down payment on another property.

If you want to leave your IRA intact and avoid penalties or taxes, consider other options such as:HELOC (Home Equity Line of Credit): If you own property with sufficient equity, a HELOC can provide funds for a down payment without tapping into your IRA.Personal Loan: Depending on your credit, a personal loan may be an alternative.Seller Financing or Private Lending: Look into creative financing options for real estate investors, such as seller financing or private lenders, which can help with down payments without needing to use your IRA.

I’m considering getting a HELOC for a down payment on another property.

Alternatively, consider a cash-out refinance or HELOC to access equity for future investments while keeping the property.

Are you talking about the ability to get a Refi or Heloc?  

Many people are opting for HELOCs or HELOANS because they have 3% mortgages and don't want to touch them.

I have a heloc on my personal home for 200,000 but ive only used 16,000 of it.

We are paying almost $2k in interest only payments per month on the outstanding HELOC balance.