Long story short, you can, but since you are only targeting investors, your sale price will likely be lower than comps.Talk to a local agent about your local tenant laws and have them review their lease

HELOC: A cash-out refinance could be more beneficial if you're looking for a lump sum to purchase the new property outright, particularly because interest rates may be lower than a HELOC.

Main goal of All In One heloc or 1st Lien Position Heloc:  Lower your daily average balance.Main Drawback: Rates are substantially higher than 60% of current 1st mortgage balances.If you are mostly living paycheck to paycheck and your money leaves your account as soon as it comes in to pay bills, this is not for you. 

Note that active income isn't the same thing as non-passive income, it's lower bar that just requires that it's a business activity that isn't just entirely passive. 

Pay off the highest interest debts or consolidate into a lower interest rate.

when I used a capital gains calculator online, if I put zero money down and put the 2 loans, the cap gains is a lot lower than if I just recorded 1 loan and entered the money from the downpayment loan under cash.

As far as rates I see them declining slower than expected but lowering nonetheless. 

Research landlord-friendly states with lower property prices and strong rental demand, like Texas or the Midwest.

I am buying a property for 144k that appraised for 247. the property was lowered to this number after sitting for a year. needs 25k in repairs, and will rent for 1350-1450.

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.