If you would be able to get enough on the HELOC to pay for purchase + repairs on another rental, which you would then refinance (BRRRR), then go with the HELOC.

I think one of the first and most important thing for me is to have my credit repaired,, living under $30k per year, and crushed my medical desasters has really wrecked what should be the most basic articles of prosperity. 

Passive income from “long-distance” requires “good” property manager, “good” tenants, and “good” condition property (not much maintenance or repairs).

@Brandon Swartwood does the apartment complex need repairs?

And that some will disagree with as well."1% rule" = monthly rent should be at least 1% of acquisition costs; for some, acquisition costs include all purchase related costs PLUS any repairs / improvements needed immediately upon purchase."2% rule" = monthly rent should be at least 2% of acquisition costs; this rule applies more so for lower rent amounts, roughly $500 (and lower), and can be difficult to meet this rule at higher rent amounts.

AGE OF HOME (ASSUMED REPAIR COSTS ON OLDER HOMES)4.

I think the repairs needed (before having an inspection) are complete gut and remodel of bedroom, partial remodel of kitchen, fireplace inspection and repair and 2 years out on a new roof.

Again I would not go below 5% for Repairs

I've done literally everything that could be done on a home, from roofing to siding to drywall to foundation repairs.

Ask around and see if anyone has had issues getting repairs made by the association.