-Construction Permit was approved by City August 2022.

Some buyers enter these agreements without fully understanding the financial commitment, often influenced by overly optimistic advice.

And my #1 issue is I don't see any actions to address this in a meaningful, market specific manner. 

Given that your current place is fully covered by rent, moving to a new property where you would have to cover $400-450 more per month could be tough, especially in today’s high-rate environment.

This means you can focus on growing your portfolio with confidence, knowing that every aspect of your investment is being handled by experts.As for my experience, I've been in the industry for over 10 years. 

We're an appreciation market, not as much of a cash flow market here, unless you're putting a large down payment or actively managing STR's.Buying out-of-state can get you more cash flow, but the tradeoff is less appreciation (usually), and cash flow can be eaten up by maintenance and expenses.

It sounds like at the current moment a HELOC would be the way to go as it can help keep costs low by only paying interest on what I pull out rather than doing a refi and being locked in to a higher payment regardless whether or not I find a deal.

The way wholesalers get around this is by claiming to simply be marketing the contract and not the property itself (hard to do legally), or by doing a double close (buying the property then reselling it immediately).

Whatever prices are offered by your chosen CPA, expect them to double with a partnership.

I'd recommend sticking to duplexes and triplexes. 4 units are considered commercial by building standards and have higher scrutiny.