Investing passively or actively, is really about time, experience, capital, passion, location and risk tolerance.

I believe this even holds true in Louisiana which does have some legal framework from it's French origins which differ from the other States.As far as the MTM and non renewal...a clarification...there is an eviction moratorium, not a lease termination moratorium.

Our rental properties gave me the confidence to leave my w2 job and continue my passion in real estate.

Or are you analyzing a true potential deal?

With a HELOC, the stated rate is the true rate of interest you're paying, so you'll gain equity way way faster and pay off your mortgage much quicker.Best of luck, whatever you choose.

If you have the passion and the drive that will show and other will want to work with you. 

This is usually how wholesalers end up facing a lawsuit.While I haven't done business in your specific location these facts tend to be true across most of the US because it all traces back to Common Law.

The opposite is probably true as well, I have never tried that.

It seems to good to be true.

@Sahil Parmar the 1-2% rent rule in CA hasn't been true for quite some time, I help investors in CA and TX and you will still find the 1% in some rural areas (definitely more so in TX than CA) but that will be hard.