I'm interested in using the cash to help purchase BRRRR properties, which if done properly would return my initial investment, which I could use to pay off the HELOC, but I would be locked in perpetuity (albeit at a lower rate) if I refi.  

We have so much ground movement in the city that I would not touch a new house development as its risky.

I have 5 acres, which is not enough to qualify, so now I eat an extra $3,000/year in perpetuity.

Tim, there is a movement (starting in Ohio as far as I can tell) where the state divisions of real estate are targeting wholesalers because you are brokering a deal without a license...in order to find an attorney that is willing to assist you possibly break the law may be hard to come by...I don't think anything is wrong with taking title to the property you are assigning, but that is usually not the way it works.

We can talk about this in perpetuity but the fact remains that we don't know these people so they don't deserve to be insulted in any way.

I spoke with a local lender recently from Movement Mortgage and he told me that I wouldn't be able to get an investment property loan without owning a primary residence.

There is lots of movement and many different communities with different price points depending on your goals.Have you thought about instead of purchasing 3 different units, pull the money together and look for a triplex or quadplex? 

I'm surprised that the tower revenue is so low, but regardless, they're asking you to buy and pay taxes 100 acres, but to let the tower company use a chunk of it in perpetuity, while the seller earns the revenue it produces.  

Ultimately though I'd love to find a home of my own so I don't continue the perpetuating cycle of buying and selling properties that I stay in. 

I would agree regarding sfr / duplex &  4 family properties only in Milw .Difficult to locate investor friendly rental purchase pricing, rent rates seem to be no movement/descending, there are plenty extremely over list price properties. ( c,a,b areas )Myself wondering, if the interest rates ever go back to 1979 - 1981 mortgage 17% plus only time will tell