Been out of the game since 2008. Previously was a Realtor in Mississippi, dealing mainly with REO properties. Did a few flips, etc. 2008 hit, got laid off, sold our rentals, etc. Now we're back. Let my real estate license expire, but have gotten contractor license, plumbing license, and hvac license. Now gunning for electrical license. Been looking at getting back into the real estate game now that we're recent 'empty nester's'. Long range goal is to have rental units/apartments for retirement income. Mid-range is develop some actual affordable housing. Short term is fix and flip with building a few small spec houses to sell. How's the HELOC market been lately. Sitting on one house that's paid off, worth about $80k, and another one that is worth about $210k, with only $46k owed. Looking to a HELOC on that one to start flipping. Any suggestions? Thanks.