As easy as this sounds, it's not simple and usually like pulling teeth.

I've been searching for non-owner occupied HELOCs, since they are as rare as hen's teeth. 

Every house I've ever bought, the owner has lied through their teeth with obvious things.

First step would be to determine what type of property you're interested in whether commercial or residential and then what strategy ie. buy and hold, flip, development, value add etc.Options for careers are investor, broker, property manager, asset management, analysts, leasing, construction and development. etc.I fund deals for those that cut their teeth at hedge funds and big syndicators doing underwriting those folks enter the business once they have incubated with good back ground and ready to roll..

But you should cut your teeth on an easy investment property yourself first.

.** It has been my experience that Mechanic's Liens in Illinois on their own merits have no teeth. 

The estimates are all very vague and every time I try to get specific information on what is to be done, i get the impression that they feel I am wasting their time....it's like pulling teeth.  

LOI's generally don't have any teeth in my neck of the woods.

I know that if the tenant is not available then property management needs to be available to let in the workers, that in itself was like pulling teeth.

@Kameron HollowayI started out of state because I live in CA and I wanted a mid-west cash flow market where I could cut my teeth.