Sure, but factor in that I take them to and from school every day, can't even claim them as dependents on my taxes, provide full medical, dental and vision coverage.. and they stay at my house overnight 50% of the time, and I'm probably paying too much.

Short term vision is important, but this is a long game and you can always pick up properties on the side when the market is down to boost your portfolio and monthly cashflow to accelerate your processes. 

How did you go about finding a financial advisor that you can trust and that has the same vision as you?

So I don't know what to call this but I have this vision for an apartment building designed for young working professionals who are super busy but all about being their best selves.  

I had tunnel vision on the cash out refi, not thinking of combining a rate/term with a HELOC.I’m gonna look into that.

I have my thoughts (or a vision) on what I am wanting to do by next year for my first investment. 

I outlined the vision I had for the different units (2 longer term rentals and 1 STR) and asked him to explain everything he looked for during an inspection.

I would take it a little deeper and determine your vision for the future.

The cons are you need to get a seller that is technically willing to take a very low cash price as is with the HOPE that they can make more after rehabthen you have to connect that homeowner with a contractor who has this vision, will show up and do the work to a high degree, and be willing to front all the money with the same HOPE that they will make more once it sells. 

If you need that much security, you may want to consider investing in a different market.There are plenty of security cameras with night vision, so a simple motion-detector light would be a more functional option (spooks intruders and lights the path for occupants).