I feel HELOC offers flexibility and deduction benefits with less downside risk

Deductible: This is not a coverage but rather your portion of a claim.

Best part - the 1031 costs are tax deductible!   

I took Capex from both buyers at the same point --when I deducted 50% of rent for expenses.

I understand that if I do a cash-out refinance on an investment property (Property A), and use the extra funds as down-payment for my next property (Property B), then I can deduct the interest paid on the cashed-out funds as well.Does this still work if:1) Property B was purchased 6 months before the refinancing transaction2) Property B was purchased before, but within the same tax year as the refinancing transactionThank you very much!!

I already read books, listen to podcasts, help my dad with his real estate, etc.. but I need to know the more technical details of getting started such as raising my credit, qualifying for loans, potential tax deductions, and any thing else I should know to be qualified to invest in my first property.

Will this 8k be deducted from my 10k that I would owe bringing my total down to 2K?

Your local accountants are correct, there isn't anything "special" about the day to day expenses and deduction for a real estate investor. 

@Mike SchreinerFlorida doesn't have a state income tax so you really only need to know an accountant who understands GA states tax laws.You want to work with an accountant who can guide you through what is deductible since this is your first go around with real estate investing.Good luck in your search.

Is this expensive tax deductible?