The best first move is likely to purchase a new primary residence using FHA financing and convert your current 3/2 and 1/1 into your first two rentals, generating an estimated $2,000/month in cash flow while keeping your low 3.5% mortgage.Use your HELOC as backup capital for repairs or a future BRRRR deal.

@James Mc Ree most tenants aren't really serious about Payment Plans and will say anything to try to stay longer!

Mine are pretty steep grades, so there isn't much opportunity for water to collect and back up.

This is not some "anonymous rant" and am happy to back up my claims and even post the original forms from when these properties were sold if I can find them in my email.

I don't think we've seen a decrease in house price where I live that would back-up the current offers. 

At the end of the day, it is your policy.If your agent is not being helpful, I would recommend: Water backup, flood, seepage (if offered by the company), Additional replacement cost of at least 25%, ordinance or law coverage of at least 10%, personal injury protection, and loss of income protection for at least 1 year of anticipated income.

If you plan to buy another property with 25k you get. 

But I usually heard this from people who had never owned a business before, didn’t have the cash to back up their plans, and often were planning to maintain full time jobs.My advice: Start with one business.

and the XY Planning Network.

Some have been moving it to a long-term rental model to try and cover costs, maybe break-even on their tax returns after depreciation, while they wait for the market to catch back up.