Community is building resort style pool, gym and yoga center, hike and bike trails, dog park - all included in HOA fees which is not high.

@Alan Pederson I haven’t done this yet, so take it with a grain of salt...I researched the R-values of new windows vs. old windows.... single pane=.9-1.5 or something vs double pane R value=3.5....sounds great right...Well R value of normal blinds is practically nothing, whereas R-value of high end cell shade blinds can be as high as 5...blinds can as high as 150$ w/installation depending on the window and style obviously...I figure you can just put high end cell shades on all the windows and you’d be better off and out the door for cheaper than new windows...and it’s faster, looks better, and can be purchased in a neutral off white that acts as black out shades....

Mainly, I want to get to the point where I can build a townhouse style complex here in a certain school district and rent them out.

We did your standard hard wood floor, shaker style cabinets, granite counter top style remodel. 

I know the negotiation style of various agents and how to work with that to get you the best deal.

But there are plenty of people who use a commercial style of a loan and get money back right away. 

If heloc is the way to go, will i be getting a "credit card" style of fund that i can then tender as down payment on the next house?

Receiving a "commercial" or "portfolio" style loan would free up those loans but it will be a very different style of a loan. 

@Kyle Schlosser I did the BP calculator ad nauseum and sent the PDF to her, we went over it and it wasn't good enough.And yes, I completely agree$400 is chump change but its one of the few deals I can afford currently and has the highest ROI for a decent-ish property.

In any case, I go shopping for light bulbs and now see the "used to be" efficient is no longer efficient but this newer LED bulb is and the older style I was buying is no longer available in the quantities because they are pushing this new LED.