I bet you'll sell.

Credit Unions and the big Banks are probably your best bets for a HELOC.

The loan amount on the property was way less than the appraised value so I figured it was a 'relatively' safe bet. 

Its not unrealistic to bet on increasing rents and increasing OO housing.

Safer to over estimate Depending on the area and person, some take gross rental income and subtract 25% for CapEx, vacancy, and prop management.So if your saying 2800 in income x 75% your left with $2100 I took the expenses you said and added them up.

The level of scrutiny applied to public security 401K's make them, as an investment vehicle, far safer for the average investor than any self-directed boilerplate scheme you will find touted here on BP.  

He has sold his primary residence, moved into one of his rentals, all for the purpose of taxes and hedging his bet against the market.Perhaps towards the end of summer, in a month or two, we will be in a better position to assess where the market is going. 

@Zach Talke your best bet is to start by househacking a small multi family.

Honestly, your best bet would be to look for Erie landlords on BP and see if one (who owns some units and has experience) might be interested in PMing for you.

Your best bet is looking into 3/1 or 5/1 ARMs at local banks.