Probably the number one risk you face is the real-estate market crashing.

The biggest issue you'll face is finding a lender that will 1) do a cash out refi for such a low amount (most won't go less than $50k), and 2) do a HELOC on an investment property. 

Just a pretty face is not going to do it.

Meeting other investors face to face is even better (and as Jay said, our RareBird Investor Network meetings are a great way to do that).

I printed out an unedited business plan and took it to city hall, only to realize my table of contents were out of order and to save face I put a note on the back stating this is just a rough draft and I'm waiting on actual estimates.

The biggest problem they face is actually accessing their money.

The challenge I face is having bought our two rental properties as primary homes first, we never saw them as short-term investments and so finding a way to make money today on equity built is a goal but not a requirement. 

...i reached out to an investor asking that i be added to their vip cash buyers list, as i have been given the green light by several buyers to bring sellers to table. she sent me a deal - its great, off-market in north cali with around 40 units, fully entitled. so i sent the deal to my cash buyers list and immediately got a buyer who wants it. i asked my investor friend if she pays a finders fee and she said yes...but since i know that my cash buyer is more than happy to pay above to asking price for the deal, id rather secure the contract myself and then assign it to my buyer but one obstacle i might face is that my pof isnt for 10 million its about half of that....with getting this contract myself also i dont have to worry about next time my buyer going directly to my investor and getting future deals that would leave me cut out of the deal.

Just meeting the person face-to-face is important.

Before anyone goes and shuts their doors in my face, I would simply like to get a cup of coffee or a brewski with anyone open to the idea.