If you've already converted your old primary to a rental and are no longer living there, you'll likely have a hard time getting a Heloc on it.

Smart locks break and screw up all the time.

I have a question regarding timing.  

I would buy an investment property with more money down for you, let them live there and manage it, and add their "rent" to an ownership stake over time.

You get lifetime access to it and you can rewatch all the recordings at your own pace... something that I truly needed because I'm a full time mom and I work a lot so I need as much time to go over the material xD

Aside from the responses above regarding the bank likely requiring the 20% funds to be yours, good luck finding any private lender willing to take a second position note on a 100% LTV for any %, let alone a tiny 3%.Now, banks do, at times, allow seller carried back seconds, but unlikely with no skin in the game from the borrower.

The advantage is that a newer property would likely come with fewer maintenance issues, which can save time and stress.2.

Bigger Pockets is a great place for education and networking and is full of great content.I recommend that you check out the following resources:1.

This will help you to complete larger chunks of rehab at a time while also letting you leverage your cash should another good opportunity for a project come your way.

Full return of capital & accrued upside to pref equity before common equity gets distributions from capital events, including return of capital2.