Focusing on homes that area ideally under 1500 sq ft. 

So much so that when we do come across that all-to-rare exception of a person who's grinding at improving there life, to elevate, it's notice, it's a shocker, and we go the extra mile to really help them if and where we can. 

I don't expect material improvements until 2026 at the earliest. 

Would a HELOC or home equity loan on my personal home be a good idea to fund this?  

Your credit at risk and might affect your ability to buy a home in the future. 

For out-of-state investors, I suggest considering a C-class turnkey single-family home.

Take your $5k of saving, and borrow another 5K by placing a home equity line of credit on your house.  

The only way to improve is through those moments where we fail. 

What makes it slow in this case is that you don't really start seeing real cash flow until after year five but it's more effective than rentals in that there is little to no maintenance.Sure you can live in a home while fixing it up with the intention of selling it for a nice profit later but I think many people are already doing that and the buyers of slow flips now also have that opportunity without having to qualify with a bank.

If you told him you have been playing pickup games for the past year and need help improving your jump shot, now he has evidence you're motivated and a specific goal he can quickly help you work towards.