If your realtor is super knowledgeable and can handle all of this I guess all is well that ends well, but this is an odd agreement. 

The last time inflation was this high, mortgage rates were 15%+ so if you are not planning to pay off the HELOC in a couple of years, I would utilize a different strategy.There are a few good options but neither myself nor anyone else will be able to properly advise you without knowing more about your current mortgage.If you are accessing some of the equity in your primary residence, you can put more down on a nicer property.The $100k property cashflows well now but if it becomes a crime scene or your tenants stop paying rent, you could lose all of that.As long as you have a good property manager in place, you should not have too much trouble with vacancy.You must also be aware that good property managers do not want to deal with headache properties so to get the best, you must have a property in at least a C-class neighborhood.Additionally, the SFH in a nicer area will experience more rental appreciation as well as more price appreciation.If you really want to speed up your timeline, you could buy 5-6 homes in the $150k range in a decent area with $30k down.

Real estate is your way to stack the odds in your favor

Add inflation into the mix, and the numbers are daunting to many families."

Make sure that you know your rehab costs ahead of time, make sure you know all of your lender costs and make sure you have ARV based off of YOUR rehab finishes and DO NOT let the "broker" (wholesaler) tell you what the ARV is as they won't care if they're wrong and they'll usually give you inflated #'s that aren't legit comps either. 

For cautious investors, these affordable properties can also serve as a good source of rental income.High-End Market SaturationThe luxury property market has come to a point of stagnation due to inflated prices and is way above the affordability margin.

What if we go into a hyper-inflation period instead?

Once you have that, go there, look for properties, analyze them and build your team while you are there and then when you are bored of it, you have the team in place, and manage it remotely, visiting every once in a while when you get bored of the place you are at..Side note, hearing about how much you seem to like change, its odd you stayed at a current job for 7 years.

@Justin Ellis,  for me it about having a balanced portfolio; I want half my investable assets in high interest mortgage notes, and the other half in physical real estate leveraged 50%, so that if I have $2 million in notes I want $4 million in real estate, with that real estate having a 50% Loan ratio, bringing the net equity for the real property portion to $2 million.The reason is that with $4 million in gross real property holdings, my entire portfolio equity of $2 million in notes plus $2 million equity in real property is hedged for inflation.  

As inflation begins to subside, I believe we will see a lot more "soft landing" verbiage from the FED in the coming meetings, should the current trend continue.