I never looked at the raw land offerings.  

Has anyone had recent success finding a bank that will offer a Heloc on a single family investment property in Jacksonville, Fl?

A triplex or quadplex could provide more units for rental income, but obviously will require more financing, so having your financials and pre-approval lined up early is key.Since you’re already looking to network, attending local real estate meetups is a great idea—you can also connect with seasoned investors or agents specializing in Long Island properties who can offer advice specific to the area. 

First I got preapproved (I know... another lender saying to get preapproved) of course it was important to my realtor and offer, but more important it gave me insight into what I could expect for cash needed, payments, etc. 

Real Estate Express, Kaplan, and The CE Shop offer online licensing courses with continued education, including investment and creative financing topics.

(a) A person may acquire an option or an interest in a contract to purchase real property and then sell or offer to sell the option or assign or offer to assign the contract without holding a license 

They often come with fewer complexities than multi-family (especially as a first investment) and can offer great appreciation and cash flow opportunities.

Thus, your profit margin is lower (than the all-cash offer), but your ROI is higher.Putting more than 20% down might reduce your monthly payment and debt-to-income ratio, but it also ties up more of your capital, limiting flexibility.

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@Loren Becker You didn't notify the seller of the assignment until after the offer was accepted ?