Now these are the options lets paint a little picture... when it comes to market investing, holding for a long time no matter the risk/reward of the stock, usually equalizes the return because over a longer holding period the ROE usually ends up in the positive.

I wanted to share with you guys my financial position and some of my goals so I can then ask you guys how you suggest I proceed.First of all I turned 27 years old this June and live in Moore Oklahoma.  

It's an option that can be used to get into the business, but if you should do it can only be determined by you and your husband, possibly with the help of a CPA or similar professional. 20-45k is generally enough to get started, depending on what you're getting into and where you are.If you are going to be risking your primary residence with a HELOC, my suggestion is that you make sure you could handle the possibility of that money going into a failing investment and getting lost.

Its not as important what it costs over the life of the loan, whats important is the return on your 5% down and that its has a positive cashflow.

I think you have to call it a vacation home because it has to be your primary or secondary home if it is a Single family residence.  

Lets meet up one a month and talking about Positive things bring great ideas to the table. 

The only folks dodging all the LLPAs are folks with good credit putting 40% down for a primary residence they are purchasing that is an SFR.

If you are in a hot and possibly peaked market (Things have slowed right down after the introduction of the foreign investor 15% tax) are there any real good opportunities to get cash flow positive properties?

Assume high credit score (despite the old foreclosure), high W2 income, 2+ years rental income on the property in question, a primary residence FHA loan that's about 50% LTV, and very little other debt.Is there a good way to get at that equity to finance another rental or to use as capital for flipping?

If not will you have any positive cash flow after taking out all your expenses including insurance, taxes, etc?