so a PRIVATE person had better be giving me much better terms....or I'm just going with Hard Money.I usually provide a choice to my private lenders - I'll give you 6% with payments or 8% with no payments. 

I can't say I've watched the market there, but personally I know people who have moved there because it's cheaper than, but still close to, Great Barrington which is a very popular destination and has a lot going on!

Once you've renovated it the HELOC is a great choice, my mortgages are also owner-occupied, so it usually makes sense to keep that mortgage in place and use a HELOC to access the equity. 

Quickbooks Online is the software of choice for our firm and many other CPA's.

Pick popular locations. 2.

You’re choices are.1) cancel the contract as you can no longer get financing as a primary residence2) put 4-5 times as much down and pay a higher interest rate as a rental property. 3) pay the tenant to move out.

My second choice would be investing in an ATM fund if you can find one that includes non-accredited investors.If none of those work, you could look at some vacation homes to supercharge through Airbnb and VRBO marketing.

They are popular here because they allow for investment into real estate and other alternative assets instead of being restricted to stocks.

"This is a popular view among agents and RE investors.

Good luck and congrats on making the scary choice to seize the opportunity.