With a downturn oF the market in the very near future, being liquid at the right time is key!!!

My initial plan is to start to invest out of state in turn-key properties. 

This avoids the issues you get when taking on tenants that were not properly screened by the old landlord.Your only option now is to walk away or push current owner to evict or move to cash for keys. it may be to late to request the unit be delivered vacant, but if not that's what I would suggest doing. if you follow through with the purchase, keep this tenant on the shortest leash possible and start saving up for the (very likely) eviction cost.

I read an article here on BP saying that "delayed financing" is a key to making BRRRR deals work because they somehow allow you to bypass the typical 6-month seasoning period you must wait before doing the refi.

I am also interested in using the HELOC as a down payment on a turn-key property as long as the cash flow makes sense.

@Lewis Yuan What is the sources of the itemized expenses?

As @Mike Verna mentioned above, demand for certain properties is key.

I am also relatively new to the area, so I don't have a great feel for the local market.From what I can see, it appears to be highly competitive at the moment, and there aren't any turn key properties at my price point.For all the experience investors out there,If you found yourself in this situation, which strategy would you pursue?

Mat Zalk @ key renter is the best in the biz! 

A mobile phone app is key so you have persistent access no matter where you are.Total operating cost (coverage, cost of exports, cost to acquire additional contact or transaction history data) factoring in assumptions in overall marketing effort and volume.