I am putting in a link to something that may be help, a cost of living comparison calculator (https://www.bankrate.com/real-estate/cost-of-living-calculat...). 

I tried to do a cash out or heloc on this house but it couldn't be done because of the price it was low. the house is located in Rockford il, planning to buy in Rockford as well since I live here.

I have a reasonable amount of cash on hand, excellent credit, and low debt-to-income ratio.

You can still achieve it, but finding deals that actually pencil out on all criteria (low enough purchase price, low enough renovation cost, cash flows on the backend, all cash out at refinance) is pretty hard.

Much like other markets in the Midwest, investors go to our market because of the low barrier to entry.

I would look for a low interest line of credit to put on the property and lend at a higher interest rate.

They specialized in concrete tilt up, but did a lot of time and materials work for a self made real estate tycoon who owned a lot of Federal Way.Along the way I got my CPA license and practiced in several differing sectors including doing some work with low income housing projects.As far as my start in RE, it was with buying my first personal SFR and later moving to a new residence. 

If you are not finding good deals money wont find you.If you earn a decent wage and are credit worthy you can start investing by house hacking a multi family with a low down payment mortgage.If you have no money or credit your best best is start finding deals and bringing them to other investors who have money.

Luckily I have a local team that is incredible at responding and was able to replace the blower motor at a nominal cost.

Roll them all up and the averages are:purchase $154krenovate $47Ksell $232kThese are gross numbers, not including closing costs, borrowing costs, holding costs, licensing and permit costs, G&A, overhead, commissions, forward rate buy-downs, and lease-up fees, to name a few of the many expenses incurred.