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

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

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

I have a contrary play. 

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.

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

I also believe social media plays a big role in people not really wanting to work, especially with younger folks.

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. 

There's a high chance that you are feeling FOMO from the returns in public markets, sell your houses for a loss, pile into stocks, and then see mediocre performance while real estate heads back higher again.I see this, and similar actions, play out over and over.Personally, I'd stick with the real estate rather than selling it.

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