Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620, many blemishes, but should have no evictions in last 2 years.

Any advice on the pros and cons of using the HELOC/HEL and purchasing outright or only using for a large down payment? 

These are mainly meant for first-time investors with low reserves, and you end up making a much lower profit margin due to the extremely high interest payments.  

Of course they have no issue with selling the liens and collecting money from investors, they also have no issues with charging a premium that is non refundable and the county keeping the money.  

For starters, NAR has zero control over what non affiliated MLS's do.

If I trade property I own in exchange for a property owned by a non-profit organization, what do I need to consider regarding taxes or anything else that could impact the transfer?

I know debt isn’t necessarily bad as long as you’re making enough from the investment to cover payments.

The average down payment on seller financing is 25%.

At least where I worked (SoCal) the inspectors were generally very knowledgeable and honest, Inspections were easy to schedule with a phone call - you could get an inspector to the project the next day.You could always tell the non-permitted jobs done by unlicensed Contractors, horrible, sloppy and dangerous.And @Carlos Ptriawan, most good GCs have their own crews and do much more than just 'inspect' a job...they were there every day doing something and that kind of attention to a job is invaluable.... 

High Income professional over the income bracket that allows you to deduct RE depreciation from W-2/1099 non RE income. 2.