After all expenses it cash flows about $450/mo.

It prevents me from transferring money to my crypto exchanges and I end up wiring money, which gets expensive.

If you add closing costs and misc. expenses, that’s basically ARV with no rehab as @Michael Evans noted above.Overpriced homes and a slimy business model are a company you want to stay away from.

Here are some considerations for each option:Option 1: Using the HELOC for a down payment and renovation on a second property to rent:Pros:You can leverage your existing property to acquire another investment property without selling your current home.Rental properties can provide a steady income stream and potential long-term appreciation.You can use the HELOC funds for renovation, which can increase the property value and rental income.Cons:You'll have to manage the property yourself or hire a property manager, which can be time-consuming and add to your expenses.There is a risk of vacancies or unexpected maintenance costs, which could impact your cash flow.You'll have to pay back the HELOC, which will increase your monthly expenses.Option 2: Building a new house in a new community and selling it for a profit:Pros:You can potentially make a significant profit if the market is favorable and the property value increases during the construction period.Building a new house allows you to customize the property and potentially attract more buyers or higher rents.Cons:This strategy involves a higher level of risk, as you're betting on the market to appreciate in a relatively short period.There are many unknowns and potential delays in the construction process, which could impact your timeline and profitability.You'll need to have a good understanding of the local real estate market and construction costs to ensure that your project is profitable.Before choosing either of these strategies, consider the following:Research the local market conditions in Chandler, Arizona, to understand the current demand for rental properties and new construction homes.Consult with a real estate agent or investment advisor who has experience in the local market to get their insights on the best strategy for your situation.Evaluate your financial situation, including your income, expenses, and risk tolerance, to determine if either strategy aligns with your goals and financial capacity.Consider the tax implications of each option, as this can impact your overall profitability.Create a detailed financial plan for each option, including projected income, expenses, and potential risks, to help you make an informed decision.Ultimately, the best strategy for you will depend on your unique situation and goals.

Hopefully at a time with lower interest rates.This is in a nice neighborhood of Denver.

Many investors from California, are choosing to invest in the midwest because of the yearly returns making more sense in these lower priced markets.

Isn't that kind of expensive ? 

for rental property, also will i be able to payinto that or is it more fixed to compartmentalized amount. for a better expense ratio on the 5-10 grand

For lower purchase price Scranton and Wilkes Barre have the edge.

You will be able to claim the expenses (i.e. depreciation, property tax, utilities, etc.) still every year but the rental loss will be limited if you are not a "real estate professional"