Even though HELOC are higher than cash out refinances, but it gives investors the flexibility to draw their funds and not having to pay the full balances within x years, depending on the loan program and draw periods.

Unless you are a veteran or using a DPA program all loan products require some skin in the game (down payment) and that is how most people start their portfolios. 

You can take courses such as the CCIM program to become an expect in running the numbers on deals if that is your goal, but you could also leverage others that are already experts in your preferred asset class to do the due diligence for you.

Buy a 2-4 unit Multiunit using Fannie Mae new program of 5% down program which starts this week.

Years ago my late husband and I went to a Charles Givens Seminar and my dad bought me the Carlton Sheets program a few years after that. 

There's a ton of these programs out there there are making these claims.

I look up the seller's name on the appraiser's web site and then run it on the Clerk's web site to see how many transactions he has done before. 

Full disclosure: I am a student of his program.

Has anyone known about Santa Clara County downpayment assistance program?

If you look up Cameron Dunlop there is a good program if anyone is interested (I have not used this program myself but one of my coaching students has.