Because the HELOC is now in 1st position (not 2nd behind a mortgage), so they have the full value of the home as collateral if you default. 

That being said, there are some amazing professionals that bring a great deal of value and really protect their clients...and save/make them $$$.

I  am looking for positive cash flow with this investment,  locations with a propensity to increase in value & friendly landlord laws. 

Value Add, Yield, BRRRR, STR, LTR...Every market has something to offer if you look. 

Observation 1:  It appears that properties are selling fast, and regularly above market value.   

I would start with something more like a light value-add so you can filter out any bad contractors, get a feel for investing OOS, and lay out a solid network as your foundation.

You may be able to find a value-add property there that gives you an equity option in the short term.

Grateful for all that has lead me to this point in life, creating generational wealth for my family, by finding value in myself! 

I would greatly value any insight from an insider's perspective.

If it's an (A) location you do not need 1.5 years especially to land a franchisee restaurant tenant.When I look at a property I look at the current value, the dark value, and the re-potential value.Lot of commercial developers sell off marginal tenants at market rents.Example me buying a Wal-mart with 10 plus years left at a 7 cap is way different than trampoline or workout place at a 9 cap.On its face the 9 cap may be appealing but then you find out for that box size the crap tenant is paying 1 dollar below what national tenants pay.