A Heloc is a open end mortgage like a credit card so its an additional trade line on credit, cannto never be used as an Asset, PITI reserve, and its a DTI killer in most cases.A heloc is also usually set up on a shorter term versus a mortgage, carries a Higher interest rate, and most carry a interest only with a prepayment penalty.

Soft assets like specific stocks and preservation phys assets this may not apply to, but you keep those at low % in your portfolio and actively "trade" those. 

I’m not at a place where I can altruistically give my time without trading it for income.

I also looked into International REITS, funds that are traded on the stock market.

If you are not in the trade or business of lending, the interest will be considered portfolio income.If you are in the trade or business of lending, the interest will be considered ordinary income.

I am already seeing positive signs including far better dialogue between the building trades and local government.

Save an emergency fund before buying another property.

Plumbers, electricians and other trades can easily charge well over $180/hr).

Partnering with a local real estate agent or connecting with other investors in the area can also help you get a better feel for specific neighborhoods and emerging opportunities.If you need help with financing options for your project or want to discuss strategy, feel free to reach out.

But of course, you need to be very careful about the risk of starting a trade war.