You're in a strong position owning it free and clear.

I moved to another state for a job.

Wouldn't get your hopes up about a HELOC on a rental.- Most lenders will only go to a total of 65% , including your first mortgage.Hard Money doesn't really make sense in your case.Personal loan, credit card, etc. probably makes the most amount of sense, but make SURE you have a payoff plan!

No matter what you paint a property, a buyer will always want to re-paint!!!!

We have been finding distressed sellers who don't have a ton of money, but do have a lot of equity.

Here’s a quick reality check from personal experience:One of our properties had an insurance renewal jump from $2,800 to a staggering $7,200.

Attached is a post I wrote a while back. 

I’ve been seeing a lot of concern in the investor space lately about aggressive rate increases at renewal and the unpredictability of insurance quotes.

I'm working with a gentleman who is considering being a private lender with me, so I think the max I want right now is 400k.

Quote from @Justin Chung: I am interested in purchasing a 3-4 BR home in Loma Linda (close to the University and hospital) and renting out the individual rooms to students and professionals of LLU.I know currently the market is not great but I was wondering:- How is the demand for housing among students / professionals?