You don't have to nail some crazy deal to be an investor. 

@Gino Barbaro and  @Adam Bartomeo  nailed it—sounds like it's time to bring on an assistant.

I think Caleb nailed it, you'll be able to learn about real estate and make the money you will need for investing. 

Quote from @James Hamling: Definitions matter, and I think you nailed it on the head.

Hey,Absolutely, lenders are often open to chatting early on, even if you haven’t nailed down the properties yet.

A clear, defined exit plan prior to purchase that assumes flat or negative appreciation over time.In summary, not saying investing in D-class is a no-win scenario, just that there is a certain type of street-smart, though as nails investor/PM that can handle this.

@David Dachtera nailed it.  

Jackson nailed the answer to your first question.A HELOC is a line of credit using real estate as collateral.A credit card is a line using your credit as collateral (nothing).A business line of credit uses your business as collateral.A "PAL" or pledged asset line is a line of credit that uses your investments as collateral.Etc.All of them share in common that they are a line of credit; you draw what you need and only pay interest on what you use.Traditionally, lines of credit that have collateral are going to have much lower interest rates than those that don't, like credit cards, because in the event of default there is nothing to seize.

Not only do most investors spend too much time sitting behind a computer polishing off their fancy excel spreadsheets, they rarely walk properties.

Its really going to depend on what type of loan / what type of property you are seeking - do you have that nailed down yet at this point?