Don't scale too quickly, you're not going to miss the boat.

I’m in a similar boat for the Denver/boulder metro area and a lot of these comments are great for me to read.

I'm in a similar boat as you ($40k cash, $200k HELOC, 800+ credit score, ideal primary residence-made-rental, etc.)Comments:- Risk Tolerance: it's all bout how big of a bite you want.Personally, I am going to use my cash to leverage a HM lender for any nugget BRRRRs or Fix n Flips.

That could be IRA's, side jobs, and whatever other investing..I am in same boat.

Or maybe a long time agent that isn't real busy, who they think has the time to spend with you.Hope that makes sense.By the way I'm kind of in the same boat. 

Does that neighborhood have a beach or boat ramp nearby?

Im in the same boat.

And many people will be in the same boat, so it may level out the competition for search on BNB sights.

Instead of investing where you want to vacation, invest where you have an opportunity to do best (maybe locally) and vacation anywhere.It's easier than ever to rent homes, boats, houseboats, huts, treehouses, etc... so invest well (doesn't have to be RE) and take the cash flow from your investing to go anywhere in the world where it's 75 degrees instead of the same places every time.  

@David Fals I'm in the same boat!