Traditionally my only exposure with real-estate is taking equity positions in large multi-family properties.But, I think it might be worth learning to acquire properties on my own.

The reason it ticks me off is that there is additional workload and exposure to COVID for everyone from the guy printing it and stuffing it into an envelope, to the USPS worker who shoves it into the sorting bins and then the next one who puts it on the truck (honestly I don't know how this mail thing works, it's pure magic just like eggs in a carton), then to the delivery and then I have to come outside and open the mailbox.

If you are in Toronto I can send you one of their info.the choice of purchasing on your personal name vs an LLC is how much personal exposure you are willing to provide.

. #2 contractors are having a tough time convincing their workers and subs to show up.Personally as a plumbing and heating contractor I want to limit my exposure to absolute emergencies only for existing customers.

Buyer's agents are requesting addendums to extend COE 30 days with an option for either side to cancel due to COVID-19 financial effects, sellers are withdrawing their listings in fear of exposure, and brokerages are recommending zero face-to-face interaction with clients.I mention all of that ^^^ because it's key everyone understands this is not business as usual for anyone.

If the above is feasible and accurate, knowing now that I still have to pay off $20k of HELOC...why wouldn't I use the same $20k HELOC as down payment for the same house and limit exposure/closing costs/time of refinancing?

Of course, there's some exposure there potentially with having their main hub in Seattle. 

We're also not going to get beat up by buyers agents because we're going to be listing the properties as rentals, too as a hedge against not getting the price that we want.I don't know your market but up until a month or so ago.. the main thing you need is MLS exposure.. how ever you get it on MLS is key. 

If you were buying 20+ unit buildings with lots of exposure or different types of risks then yeah separate LLC's per property makes sense.

I recommend to a lot of people to try to work in a trade related to RE, either part or full time - or hell, even as an apprentice if necessary - to get knowledge, exposure and contacts to others in this field.