The question I’m working out, is combining my HELOC with some hard money to step up in price range to hopefully thin out this current crowd or stay the course like you said.

Is there a non traditional method?

I suggest finding the right people and putting together a long term plan of attack.There isn’t one magical property, or investment that will not have its ups or downs.Safety comes in numbers and every property you buy needs to get you a step closer to achieving your end goal.Focus on the fundamentals of the deals and the numbers within themUnder estimate your income and over estimate your expenses Forget about capital appreciationThanks for your attention and I"m looking forward to hearing your thoughtsYour favorite AussieEngelo 

Although I am still in the education phase, I’d like to gain an idea of how to fund my first deal by asking those who’ve surpassed this first step.

Getting prequalified should always be the first step though, you can just ask the brokers for your max budget based on your income/debt, and down payment size (20% down if you’re going conventional 30 yr fixed, plus ask them what they want to see in reserves after close.

It does appear that you did not add enough value to effectively execute the BRRRR method.

Then yes, the simplier methods you use the better.

really it's my kids problem not mine ,lol   In the meantime pessimist's step aside   I Owe I Owe so off to work I go

Working to purchase my first property and I have a few questions ...Do I need to have funding/financing secured before I make on offer? If not, how much time do I have to secure a private lender/mortgage after I make ...

This is a perfect example of that - almost any option you choose can be a great stepping stone for your investing career.