It is much easier to find HELOCS for your primary residence, but some lenders will do a HELOC on a investment property as well 

Maybe offer to split both labor and material costs, or at least find a way to make it feel more balanced.

Making money was a bonus because I live here.How did you find this deal and how did you negotiate it?

If you carefully review it, you may find FACTUAL ERRORS!

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.

Try to find a property manager that also does sales / brokerage.

During this time, I found myself unemployed and having difficulty finding a new job due to not completing my degree or having formal training beyond high school or military.

There are so many great strategies to help you scale your portfolio, so I understand your desire to find the right plan and avoid mistakes.

I"m not sure you could find a better group in terms of knowledge and support. 

I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.