Peripheral advice does not seem to be helping you.

Aside from over-valued coastal markets, the other lurking specter is the US abundance of undesirable commercial properties in the suburbs and exurbs.

Unless this property is in an undesirable neighborhood and you can't get anyone better than this, pass.

If you came here you'd be staying in a motel along with all the other undesirable people. 

I prefer to go outside of primary markets (Raleigh/Durham) where there is no cashflow to more peripheral markets like Rocky Mount, Louisburg, Wilson, Roxboro ... and so on. 

College areas tend to have a steep gradiant between prime locations and undesirable ones.

If you want to invest in multifamily in South Florida, cash flow will be hard to come on the MLS unless you are investing in very undesirable neighborhoods.

Furthermore, HELOC loans' popularity may also stem from their having a better image than a "second mortgage," a term which can more directly imply an undesirable level of debt.[5] However, within the lending industry itself, a HELOC is categorized as a second mortgage.Because the underlying collateral of a home equity line of credit is the home, failure to repay the loan or meet loan requirements may result in foreclosure.

By that I mean a tenant who moves other people in, disturbs the neighbors or the city, has unauthorized pets or otherwise behaves in an undesirable but difficult to prove way.  

Recently  I have had two undesirable prospective tenant applicants flash cash before my eyes in an effort to get me to take them as tenants.