Good or Bad Idea? first time home investor in Booming Market

[Steven Hershey]

I have been very bullish on this market... I wanted to wait for the market to come down a bit to invest to get a good deal but I have found what I think are some pretty good deals and with my perspective on the market I believe it will go even higher so waiting around might not be the best idea. I do not have much capital to put down on a property, but I do have about 100k in equity in my home. I am wondering what is the smartest way to get started. Should I get a partner as an investor? or should I go all in by myself and mortgage out another house, then go ahead and rent it out. Obviously the numbers would have to work. I have also thought about taking a large HELO out but what if I cannot find tenants and have to pay a few months of my own rent? I am pretty lost on what to do, I also thought about taking a HELO to put 20% down on a home and then mortgage the rest but that would be two different loans which does not make much sense.... I even thought of buying 2 or 3 mobile homes but then found out about lot rents which can be as much as the mobile home per month. My market is Lancaster, PA and real estate around here is booming, so I would like to get some skin in the game and then learn from there. 

If there is any advice out there I will take it! I have been listening to these pod casts which are amazing! I also have some close relations to a CEO of a credit union, Project manager of a construction company and also a real estate agent to help me though the process. I have a total of 3 kids this month, so for me to sell my house and go from there is just not an option. I have looked into duplex's but most of them are in bad areas and I was looking for more of a single home/apartment/townhome in a good school district.

Any advice is much appreciated.