Once comfortable with an investment, start investing (not the whole ball of wax), but 20% or so into an area and see if it is really fits the personality and desires.  

Get out of your comfort zone.

If so do you have concerns in today's rising rate environment? 

Do some demos and make sure you feel very comfortable with the one you ultimately select.If you're unsatisfied, it's a huge hassle to have to transition later when you have multiple properties under management.

In the current environment, my under writing (that most would consider to conservative) depicts large negative cash flow after a maximum LTV refinance.- cash out refi loans have higher rate than if cash out was not occurring.  

I am based in Texas and I understand that there is a lot of affordable duplexes in Westmoreland County for a low as $90,000 on Zillow.If you are looking to House Hack like @Madison Stoner  I recommend you interview some local Investor Minded Real Estate Agent and hire the one you feel most comfortable with.

Depends on where you live and how comfortable you are with DIY evictions.

Just ensure that the projected rental income comfortably covers the new payments, including the HELOC.

Next in this environment you may be challenged to get $10k rent on $1.3m property.  

I've had the opportunity to see what the Attorney's version of the NoD looks like so if there was a situation where the borrower just needed their feet held to the fire and I didn't anticipate a need to go down the Foreclosure path, I feel comfortable sending an NoD letter myself, certified mail with noted stipulations to cure and outcome if not cured.