Hi @Monty Bell I think a good place to start would be attending some local meet ups to see who has experience doing what you are looking for and has the time to meet with you.

Are you talking about 10 acres or 1000, one building lot or a subdivision that went belly up?

They spend 11 minutes listening to conversations about text messages, "he said", "The place looked worse when I moved in", "My dog didn't mean to chew up the molding", "The neighbor called me fat", "That carpet was nasty", "My mom was sick so I couldn't pay because her dog needed attention", "He said the grass was soft".

Goals:I want to own a fat portfolio of income properties in my life. 

@Matt BellI didn't even finish reading your post because it made me so angry.  

HELOC funds can make it a cash purchase, or those HELOC funds can be a big fat 25% down payment paired with a traditional mortgage for 75%.

so correction/stablization good thing.. big ole fat crash I dont see it. and if prices start to drop investors will stop the loss much quicker than what happened in 08 to 2011 is my thought ???

Times will be tough, time to trim the fat.

Once I hit my target rental number, I'll pay off all the mortgages and get fat.  

I constantly crunch the numbers almost monthly to see how much money I am making when including the amazing increase in the property's value each time I raise the rent and I do my math over and over so that I am excited and I can do the math in my head.So, when the tenant spit in my face my mathematical mind went into overdrive and this irate tenants idiotic move that resulted in an eviction just earned me a big fat paycheck.