This way, you optimize your costs and leverage lower rates when possible.

Unless your into making this hardest possible from get-go. 

To put it bluntly....if a company can't take 15-20 minutes and talk with an investor about the market and the possible purchase of a property, they're not a company I would recommend working with.

Might possibly make a term of negotiations that a thorough deep-cleaning takes place.

I do have preferences ie close to beach/lake, no state tax (limited but if possible). 2.

Might possibly make a term of negotiations that a thorough deep-cleaning takes place.

The concern is possible lead based paint.

@Steven DeHart I'd start off listening to the podcasts and gaining as much knowledge as possible.

I am considering opening a HELOC in order to do any of these projects and possibly an investor.

This of course depends on your starting bank roll - but if its like mine (under 100k) - Im trying to put as little as possible into it on top of initial equity and fees.this will likely chew a big hole in your ROI  (now if you are looking to improve value with a cash out refi or a great prospect comes along that needs combo new plumbing, roof, windows, foundation repair, etc - well just make sure you know what youre getting into and/or have a good contractor and finger on the pulse of the market when estimating the ARV YOURSELF - couple missed items and you risk having a bad first investment and not doing it again).    7) dont be scared be ambitious ( i should heed my own advice sometimes) 8) define numbers goals within your target areas.