While mortgage rates are a non-issue for you, the challenges of rising insurance costs and market fluctuations might deter other buyers, potentially lowering competition and prices.

Sadly real estate costs money.

Seeking stable, long-term housing can lead to longer tenancies and lower turnover costs, which is what many Section 8 renters are after.There are, however, disadvantages to take into account.

The $$ I will save on the closing costs can offset the slight negative cash flow that I may encounter. 

It's important to understand if this can be corrected or if you are putting off the decision to lose the liability which only costs you more time and money.

Does anyone have an approximate cost per sqft to build new construction.

"rinsing and repeating the heloc process" - Don't forget paying all the fees and closing costs along the way. 

Financial freedom requires:Your rental income must increase faster than inflation so you will have enough money to cover inflated costs in the future.

I attended several of his webinars, mostly no/low cost where he books legitimate industry companies and speakers.

What I mean is that properties with extremely high cash flow on paper will TEND to have more costly capex issues, more maintenance issues, and higher rates of turnover and delinquency.