I assume when you say scale you mean rental props. so few ways.HML  get a good enough deal to rehab and then refi and get all your money back.owner finance/ sub to wrap with little down.

My property is in a depressed area walking distance to the largest employer in the area which is a shipyard. 

After reviewing the cost to rehab and the area of town, I decided to Wholesale for a quick profit.Sold it on a Real Estate Contract (Owner Financing) with $100k down, the balance is financed at 10% for 13 months, then the loan is called.

Been having trouble finding properties that cash flow, so I’m wondering if our assumptions are part of the issue.I use 10% of rents for vacancy, 10% for capex, and 10% for property management.

This log should include:•The date of activity•The property worked on•Specific activities performedExamples of activities that typically count include approving tenants, setting lease terms, handling repairs, and other hands-on operational tasks directly related to managing the property.

@Michelle SharkoAnswering questions in step by step fashion:- Is it a good thing to do or not is a personal finance decision and it depends on the person asking it, their risk tolerance which in part has to do with how this HELOC or line of credit works and how your personality fares relative to taking on new debt (a person more adverse to debt might have sufficient savings and temperament to pay down/back the debt versus a financially liberal person might get in over their skii's as).

I can help you find properties to invest in no matter the budget or exit plan.

I would reach out to any contact you have, such as realtors, property managers and ask for recommendations. 

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

@Jay Hinrichs how about one stop shopping at Costco.My other thought is that RE brokers should not cooperate with other brokers but sell their own listings for 3% and handle the financing.