and what is the rate on the HELOC currently? 

You have some experience, but that's not equivalent to a professional property manager that is always current on the laws, insured, with experience managing 400 rentals.

My lease states that utilities must be kept on and the bills current. 

My husband and I are new to real estate investing and currently seeking for our first rental property investment, preferably a multifamily (2-4 unit) home.

I'm currently searching for a house to flip, and I noticed under the "by owner & other" there are a ton of foreclosed homes.

This was my intention all along however I was hoping to wait it out a bit thinking we’ll see low 5s or high 4s very soon.

With some heavy buydowns you can get the rate In the low 6s on these loans.

(I'm looking into following the million in net worth plan from the book)When buying a property for a low value ex: a duplex in Cisco TX for 95k and probably cheaper.

I currently had a 1-year home warranty included in my purchase contract and it is set to expire.

As an agent, I have been seeing insane numbers being offered on properties where there is no way the rents can possibly make sense.I'm curious how people are spending so much on multi-family properties, especially in the current rate environment.