To get any cashflow I think I need to be looking for something around $250K, that doesn't need a lot of up front rehab, to give me enough extra for closing and reserves, and in a submarket that will gross 3000/m.

You can earn more by keeping your money invested in the market and letting your tenants pay off your mortgages. 

Id like to add we spend extra hours after work on wholesaling, and i do cold calling. 

We don't really incur any significant extra costs by having someone physically show the property because someone's already working, and we batch showings.

LOC on business purpose doesn't really make sense from a lenders perspective.Think about it, you have to tie up funds and not earn a return until the borrower wants to use them.Time is money and if your lending money you want a return each day your money is out.I'd strongly recommend just going with a cash out refinance and avoid spinning wheels looking for a LOC. 

I have a problem with financial advisors as a general rule, because most are sales people trying to earn a commission. 

Could that bite our REP in year 5 when a big pile of ordinary earnings income is realized (if they don’t 1031 and defer it)?

The combined cash flow and appreciation from these new investments could potentially surpass what you're currently earning, even if the immediate cash flow isn't as strong.

Hello everyone,I’m a 18 year old electrical apprentice and I’m looking to do a full dive into real estate investing.I am in the union and earning base wage, parking, vacation pay, pension and full benefits are covered.I am saving about 400/w in a high interest savings account right now which is 60% of my pay, I am going to get guaranteed $5/h raises every year for the next 5 years.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!