Palm Coast seems really attractive it is a very clean, manicured, and newer area. 

Others will use bathtubs for laundry or for cleaning out cooking equipment because they don't like the size of the sink.Married student housing is notorious for being infested with cockroaches and rodents for a reason, and it's not because the universities don't care. 

Excellent schools, major research university, clean air (outside of wildfire season!)

After watching a video of David Greene speaking about write offs and tax benefits I realize I need an accountant.

There is also the reality that many states, even "green states" still use coal and natural gas for the majority of their electricity.

Just got it, so next steps are to clean, organize and then list.

That's just the tip of the iceberg, as post-acquisition you'll also need a solid photographer, handyman, cleaning crew, and pricing tool/PMS or property manager depending on how you want to manage the property.

Plus I do all the ground work, taxes, water, liens and title searches for clean titles.

David Greene puts it best...Being a property manager means picking up another JOB. 

@Archie CandyDavid Greene answered a similar question a couple weeks ago I believe on the podcast.Basically he said a heloc is good for a short term need like needing $ for repairs on a rehab but are able to pay back quickly through a sale or a refinance because the interests rates on a heloc are not set and are usually higher than a cash out refinance.Cash out refinance is better on a loan that you don’t plan on paying back right away because interest rates are as low as your mortgage rates.