Strategies like living in a duplex or triplex, adding an ADU, or renting by the room can help maximize cash flow while leveraging FHA or VA loans for lower upfront costs.

I assumed you'd use HELOC for down payment + another loan for the rest. that is 100% financed. 

Conventional loan.

Use your W-2 income to qualify for multiple loans now, stack a few properties before quitting your job, and consider BRRRR or DSCR loans later to scale.

one of my clients that has a pretty big PM company.. had a unique way of doing this.He offered 50% of the first months rent or 500.00 minimum.. he would have 4 or 5 agents at the weekly meeting handout the list of vacants .. each of them would go place a sign in the yard and first come first served.. he found that potential tenants would call the first sign if no answer they called the next one until finally someone answered.. it worked pretty awesome for him. 

Tried to get title search but it’s too late it seem and title company does not guaranty anything after charging $500.

I'd need the interest rate to be roughly 5% to breakeven on an interest-only loan, and was considering a balloon payment in 5-7 years.

They must be exclusive to your properties ("your" as in the company that employs them).

I'm in the Atlanta market, and with hard money loan fees and agent fees (5.5%), I've found it extremely challenging to find a profitable flip.

It's possible but going to be expensive and I would think they would want some collateral on the loan as well.