Most are folks that have the emotional control of a 5 year old, controlling attitude, an omniscient narrative in every thread & topic, act like an online hall monitor, and constant attention seeking. 

Here is my system that I have shared on the forums previously:It all starts with online ads, within which are several pre-screening questions I request be answered in their response to my ad.

For better or worse everyone online complaining about how rich dc is which is absolutely true, will be the thing that saves us.

The FF rates in my zipcode are higher than I expected and their quality is less than what I'm bringing online! 

An instructor can make it better, but most are online now anyway.

I really believe that we live in a time where all the information you need to do just about anything is available for free online.

Most of the programs have expensive add- ons and  generic mentoring through some online " meet-up".

I think the HELOC is the way to go if you can - However after reading your post, if you are talking about a 6 figure pay day, how long would the property take to generate that 6 figures in cash flow?

If you want to understand 5-year outlook, I'd look for multifamily construction data in your area to understand what level of new units is and will be coming online in the near future. 

There are a ton of online resources.You could also look at the Arcade1 cabinets as well as the Gamer Legends stuff.