It was, however, interest only at 2.9% for the first 12 months, I had significant cash reserves, the property that the HELOC was against was worth about 2x the first position HELOC balance, and I owned another property on the same street as the new purchase (very familiar with the location and property).

Quote from @Karreta Thomas: Thank you @Ashish Acharya.

I'd be happy to connect 1-on-1 and discuss your investment interests, help guide you through the purchase process, etc. 

To get started, check out the Beginner's Guide to Real Estate Investing at https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide.

I’m based in Alabama and work closely with investors on acquiring off-market and tax deed properties, as well as helping folks recover surplus funds from foreclosures or tax sales.

Your past experience will definitely help guide you this time around.

The key is to learn from your mistakes and not to continue to repeat the past.

@Guillaume Vidallet any thoughts on deleveraging and or paying these higher interest rate debt off quicker?

Are you aiming more for long term cash flow, appreciation, or building from the ground up?

Andy Sirkan law website is a great place for this information.