It's actually a great idea, but one you may want to wait until Junior year of college to do.

This is why it is weird seeing people looking to buy coaches & mentors, yet this board has some of the best insight....for free.

Its always good to have 1-2 mentors that can help you walk through your first couple deals. 

DSCR requires No income, No Taxes and Commercial requires a PFS, occupancy ratios usually above (90%), Credit scores above 720+ much higher assets for (PITI reserves and overall risk, landlord seasoning, and more.A Heloc can be used in most cases for anything but when you are trying to buy a commercial building which is higher risk, the committee/UW can and in most cases will deny it if they feel you are over extended low assets or with no landlord experience, unless you have a meaty amount of equity to cross collateralize for a junior lien on another property.

This is a mistake my mentor and I made early on.

I wouldn't look for the next best tool, I would look to find your next best partner or mentor at real estate meetups.

Technically the HOA foreclosure was invalid but that is a completely different issue as you never go off tax record to see who owns a property you go off of recorders office and depending on state have to list junior liens in the complaint. .

Try looking up the group "Portland REI".If you are looking for BRRR or Flips, I highly recommend finding a real estate investment mentor to partner with and help you through your first deal.Cheers,Melissa

It's good you have a "mentor" but what's the role of the mentor.

Which helps you find a mentor!