I want to scale, but not sure how to develop my strategy.I have a $200k HELOC and excellent credit worthiness and high income from my day job.

Scott's book on estimating rehab costs, it's a must read in this area: https://store.biggerpockets.com/products/the-book-on-estimat...In addition to that, I would check out my article on due diligence.

The finished product and getting the rewards from the fruit of the labor is way down the line.

As your banks have made very clear.Getting a second job would be financially more productive and less work than wholesaling. 

So will see how that all shakes out for PDX. really the affordable is in Townhouse production by the large production builders thats about as good as it gets..

https://store.biggerpockets.com/products/start-with-strategy?

The E-Myth by Michael Gerber- Start and operate your business with the consumer in mind... not you... not your product or service.

Mentorship and joint ventures are excellent ways to gain experience, and it’s essential to start small, communicate clearly, and build trust.

This probably implies FIRE in his 20s, but I hope he is passionate about the path he has chosen and excels at it until at least a more traditional retirement age.He started the 2nd rehab he is leading.  

If you can find smaller local banks in the market you pick they may have more unique products that they keep on their balance sheet or try and do the 5% down conventional on a 4-unit  FHA's self-sufficiency test applies to both 3 and 4-unit properties.