Osvaldo.Finding a realtor who is going to want to put cash into your deals is going to be difficult to find.It's hard enough to find a good real estate agent who you can trust and who is going to hustle and do your deals. 

When credit freezes and people can’t get loans, it is very difficult to purchase anything unless you have large coffers of cash.

They do exist and command high rents, but unless you are on the list of these companies and have multiple units in desirable areas it may be difficult. 

As we are balancing a young, growing family and career, life is busy and crazy at times, but we are anxious to get started in REI, in one form or another.To avoid staying on the sidelines for too long, we are steadily chipping away at our "to-dos" to get started.

You sound timid and unsure .. which tells me you would have a very difficult time investing in this market .

Roaches are notoriously difficult to control, and while this one sounds very thorough, I don’t know that I would use them when I had tenants in place.

Currently, our budget is $100,000 which is our HELOC balance.  

.), I've realized it's incredibly difficult to find qualified investments.

Our home was appraised, without a physical appraisal, at $325,000, minus our $45,000 balance on our mortgage times 70% LTV and we got a $196,000 HELOC.

Class D property most likely will have class D tenants and are very difficult to deal with...A lot of late rent payment, non-paying rent tenants, eviction, big damages caused by bad tenants at move-out for eviction etc...