I see off market properties weekly, talk to investors both new and seasoned daily and I am actively buying myself.

Lenders do not look at your personal income or debt and will use the current market rent or lease (up to 120% if the lease is significantly higher than market rent or vice versa) as qualifying income.

Try networking locally with HML's who know the market. 

With a HELOC being around 9% I'd probably be paying more in interest than the money would make in the stock market.

The partners between a realtor like myself (proficient in renovation experience), a general contractor, usually a loan consultant to support the buyer and the lender, (along with a buyer and seller of course) are the parties involved.I come across so many homes perfect for 203k or HomeStyle buyers, on and off-market, it isn't funny.

in a stick frame market and one of the cheapest markets to build we build with margin at $190 or so a square foot. that will go up over time about 5% or 10% a year to keep up with new build price increases. we are buidling a 3 story walk up and source some of the lowest priced crews.

Market Demand: Buyers love move-in-ready homes, and flips are often the most attractive properties on the market.

Just do thorough research on the local market and have a solid plan for managing the properties remotely.Good luck!

Highly recommend partnering with a local realtor who knows the market. 

Kay Properties are very good at marketing and put out great materials.