Many people set target amounts for both of these to allow for 20-30 years of retirement (however many years are needed). 

A syndication will give you a good return on your investment and allow this to occur without you needing to put in any actual work.

We were the only state in the country that allowed people not to pay with no proof they lost their job during COVID, etc.I noticed the other day that houses of similar size and quality in Fresno, CA sell for 250-300K and property taxes are MUUUCH cheaper.

That first rate increasing is allowing you to grow your wealth it will always balance out in the long run, but can be speed up with a few tricks.  

I might consider a smaller pull for updates if the updates could allow me to increase the value enough to refinance and get the HELOC paid off right away.

I’m reluctant to allow a potential tenant to enter the home unsupervised prior to signing a lease.

I am trying to find home insurance but am having a hard time finding one that allows this.Any advice?

She allows you to take a few bites from here and there.

Some allow only 28 or 30 day minimums. 

This could help reduce your initial investment and give you more flexibility in making improvements to the property.Overall, the key is to negotiate a deal that works best for both you and the owner, allowing you to use the property as a vacation home while maximizing its income potential.