I would like to do this so I don't deplete my seed fund a have stored. 

It is time to rotate some of those dollars out of stocks and into real estate as seed money for this new endeavor.I may be putting the cart before the horse here, as I am looking to try one cosmetic or advanced cosmetic flip to see if it suits me, but given the great fun I have had working with subs on projects on my personal property and my fascination with construction and transforming spaces, I believe that it could easily be something I continue to do.

@Jeremy Hazelwood i heard of seed capital before but didnt look further into it because I didnt want my credit hit.

The key is to recycle your "seed" money, and never spend it.  

Who wouldn't want to live close to Open Seed :) (is that the name of the restaurant...or is it Open Sesame...something like that). 

I need a guy who can do mulchbeds, trim bushes, plant, do small grading jobs and seed grass.

Not really knowing too many details I would say that you can put a loan on your property out of state and that could be used as seed capital for the next project.  

I use the refinance money as seed money to BRRRR and the HELOC is on the back burner for mistakes and emergencies. 

If your goal is to acquire 100 units in the next 5 years, determine: how many deals that will takehow much seed money is neededhow many/which ppl to add to your networkwhat systems need to be put into placeOnce you get things rolling, you can break down what EXACTLY needs to be done from year to year, month to month, etc. 

With any luck at all you could come out with some seed money to do a bigger deal.Good luck!