Cut the fat from the deal.

But you should know that retirement accounts can be self-directed, meaning that you now have the ability to invest in alternative investments such as real estate, tax-liens, trust deeds, private lending, etc. etc.I would argue with you that that one of the worse plans that the insurance industry has come up with is the cash-value insurance policies that some of the insurance agents sell who are interested in fat commissions checks when they sell such policy and disguise them as retirement plans. 

I'm interested in debt instruments and how I can be a fat cat too ;)Please advise.

and people can smell your fat wallet coming from a mile away.

I ripped out the skirt, took out the "belly" of the MH and re did all of the plumbing with PEX tubing instead of the old galvanized crap that is notorious for cracking, installed new toilets, and finished gutting the interior and sold it as a "fixer" to an old work partner for 2700.

It is quite easy to get lost in the belly of the real estate beast.

Closing costs is guess would be about $10,000It Thee than writing a big fat check, any other options y'all are familiar with to find the downpayment?

In order for you to cover a 2nd if it goes belly up is you need to be able to step in & pay for the first in cash.  

The fire in my belly has been growing, and so has my nest egg.

The key is to buy a property with a fat cashflow that more than pays off the HELOC.