In general, it is more difficult to finance a foreclosure because of lender requirements. 

Based on the financial piece, and I am not a lender, but getting rid of your Credit Card debt would be my first goal if I was in your position.

I would either look towards another non-owner occupied conventional loan or a DSCR loan for a pure investment property.

I’ve done multiple years of investing while having a full time non real estate related job. 

It has become very difficult to evict someone for non-payment of rent.

If the house is paid for you should talk to a lender and refinance.

The lenders I work with for HELOCs and HELOANs underwrite them like any other loan. 

There may be some carveouts related to moving from non depreciable property to depreciable property in certain circumstances that may not fall under this accounting method change, but it has been some time since I have had to deal with that piece.

Borrowing money from grandma is not wise, nor is borrowing money from a hard money lender or cashing out equity in your primary home to generate a down payment on an investment.Do the hard work.

I just saw a non golf course new build sell for like $300 a Sq ft whereas oak island can get $400+ a ft.