Acquire foreclosed properties at a discount, rehab, place a tenant and then refinance cash out my original down payment funds to recycle into the next project.

Little money out of pocket and when you refinance into a long term debt loan, you may be able to get your original down payment funds out to recycle into the next project while leaving 25-30% equity in the property as well.

The key to growing a rental portfolio at a reasonably fast pace is to acquire foreclosed properties that require rehab, therefore the equity position may be large enough to refinance cash out your original down payment funds to recycle into the next property.

This money can eventually be pulled out and recycled but I'll leave that for another discussion.

It really depends on where we are in the RE cycle, what's ahead economically, and what your investment goals are.  

There are also a number of violation notices I got from the Association for leaving the garbage can/recycling can outside.

In addition I’m sure there are plans in the works for composting, recycling, community gardens, and the displaying of various flags and sindry bumper stickers declaring a safe and hate free environment.

I'm definitely planning on trading up that equity - but right now this is the fastest way I'm finding to quickly recycle my cash.Sounds like you have a really cool business model that helps out individuals.

In 6 months we will be able to pull out a HELOC and recycle the cash to purchase the next one. 

Basically, BRRRRing the property and recycling the repaid credit line for future growth.