If you're aiming for growth and can secure a low-interest mortgage, financing might be the better play.

Most gulf front investments are mostly appreciation plays unless you do a serious renovation.

This campus hosts a large Magnolia home goods store, high end furniture store, cupcake bakery, coffee shop, gardening shop, live music concert venue, large grass area with toys and balls for kids to play with, an open plaza with eight food trucks, a small baseball field (that Babe Ruth once played on and families can now play on for fun), a restored historic chapel (the oldest chapel in Central Texas), and six boutique shops with men, women, and children's products.

I have a contrary play. 

The big boys play this as a team sport, so think about what you need to know, who you can get it from and then go find that person.

It's good to hear that you want to play the long-term hold game as that is how you'll ultimately build equity.  

Quick cash on a flip is going to 1. give you more cash to play with vs HELOC interest rates 2. give you an opportunity to 1031 exchange into your next investment. 

Check out this article that sheds light on how they come into play with this strategy.

Tenants will play games:1) Leave a minor home alone - no one should enter!

Playing the long game, it's not for those chasing rainbows, definently for the LT planned methodical focus.