4) Due to all of the above, high chance they start playing games with other tenants, leading to bigger problems.5) What happens if you have to part ways?

it's a volume game. 

I've had a chat with my realtor and really going over a game plan on how to tackle these properties.

Looking to start diving into the cold calling/knocking game.

I know that is the name of the game in SBA and it is a nightmare process for anyone that has been there.

We have been saving up for a down payment on an investment property, but we are at a bit of a crossroads with what step to take next.On one hand, we want to get in the game as soon as possible and have considered getting an LTR property first, so we can begin to learn about the ins and outs of REI.

Wholesaling can be a fast-paced game, but with the right strategy, you can build a solid foundation for future real estate investments.

They play this game because the guy has a criminal record so the woman applies for the apartment alone.  

Could someone please advise an actionable step or game plan I can follow to tap into my equity correctly (if that makes sense here) whether that's HELOC, Cash-Out or another strategy?

Decide which game you want to play.