Cash flow is key and look for property that will cash flow day 1. 

They key to their success is people just like you who give a quick glance and just go with the flow.. where as looking back it might seem odd that you'd get such a casual email for such a big change...

I thought it would bring me $100 a month, but would be an easier than most to start with as it's almost turn key.

With a downturn oF the market in the very near future, being liquid at the right time is key!!!

My initial plan is to start to invest out of state in turn-key properties. 

It's amazing and I feel both thrilled and privileged to be coming on board.

This avoids the issues you get when taking on tenants that were not properly screened by the old landlord.Your only option now is to walk away or push current owner to evict or move to cash for keys. it may be to late to request the unit be delivered vacant, but if not that's what I would suggest doing. if you follow through with the purchase, keep this tenant on the shortest leash possible and start saving up for the (very likely) eviction cost.

I read an article here on BP saying that "delayed financing" is a key to making BRRRR deals work because they somehow allow you to bypass the typical 6-month seasoning period you must wait before doing the refi.

I am also interested in using the HELOC as a down payment on a turn-key property as long as the cash flow makes sense.

The problem is that then that entity is going to have it's own gain issues selling the lot to you after purchasing it.I heard hesitation in your keyboard :) as you stated your intent with the property - "I might want to live in the first house....".