Personally, I wouldn't use a heloc to then go purchase a primary residence, unless what you can rent the current SFH for enough to cover the current mortgage (assuming there is one on the property) and the heloc payments.

Having a vision for future projects like the ones you mentioned are great, but learning the ABCs of RE with a small investment (initial down payment - since you only need 3.5%-5% down on a primary) is the best way to sharpen your skills.

I don't like paying interest on my down payment unless I know it's a temporary aid to get a good opportunity.

Look into how your county handles properties of deceased residents who pass without a will or trust.  

As Marcus said, flipping is another job... trust me. 

Use a 2nd position heloc to absorb your paycheck, once your paycheck is entirely paying off your heloc, then it is safe to advance $3000 or $5000 extra against your heloc to make a principle payment against your 1st position heloc.

Were I am getting disappointed is the lenders for Commercial say you need 20% down payment (I don't have that) and when I tell them if I could have Seller finance in the same deal, was told no.

What type of transaction fees should I be looking to pay and is there a down payment required?

A “contract to hold” binder payment equal to a month’s rent would also be collected at that time.

Trust and referrals are the lifeblood of building relationships in the real estate investment world.