Personally, I find a middle ground, I do not invest in D or warzone properties/areas no matter what the price or ROI and I do not buy expensive non-cookie cutter properties which have a lower ROI than the stock market - I invest in properties/areas that are cookie cutter 'middle class American dreams' which will appeal to most, I want to have enough cash flow to leave room for error and to make a personal finance difference but not too much that it will suck up my $ on the buy in.

My step mother (who I LOVE to death) has cancer and gave me the "I want to see you start achieving your dreams while I am still alive." speech yesterday and one of those was to start investing in real estate in the next year or less and to move to Florida. 

I'm living the dream.  

The only way people can see a reason to to invest in my dream is if they see my joy and honestly in the project.I wholeheartedly  believe Joy is what can make dreams come true. 

However, other clients wouldn't dream of selling off-market and having to contend with the idea that they may have left money on the table.The best path to answering your own question regarding the specific situation is to ask great open-ended questions.

A peak back shows that the current owners tried to sell it multiple times in the past without success, they originally purchased for $80k and had to put repairs in according to the listing agent.The Dream: ALL the other houses in the area have been renovated/replaced.

I though I either had to sell it or cash out refi but realized that the HELOC can keep your recurring expenses low while allowing you to live in your "dream home" - considering you just did all the renovations to your liking.

7 to 8 cap national STNL tenant with a long term lease is usually a pipe dream especially in the lower price ranges.

Don't get me wrong - I'm not trying to be a dream crusher.... perhaps there's a good fit for you where there wasn't one for me! 

Without getting too much into my background and dreams in the rental property world, I have a situation in which I would like some advice.I am 21 and live with my parents, am lucky enough to own my own successful restaurant in town, and absolutely love where I live.