Even a risk free CD is offering 4-5%.Regarding the steps, generally that's correct. 

Not a lot of companies offer it since the commission on a HELOC is 0 for most of us.  

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

., specific to our market.

Multifamily properties, like duplexes, can be particularly appealing because they allow you to live in one unit and rent out the other, which helps with covering the mortgage while also generating income.Another option is to invest out-of-state in markets where property prices are more reasonable but still offer great cash flow.

Pro tip: Even though you can put no money down, you should be offering money down when you offer (even if it is returned at closing) so you have skin in the game.

Often they seem to sell in tougher neighborhoods because the initial numbers look the best there on paper.Generally I would look above Hwy 380 and maybe Sherman/Denison specifically, but there are other places too, depending on what your goals are. 

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

Will you be able to attend live training that is offered?  

@Ali K.House hacking in Austin is popular, with areas like Round Rock and Pflugerville offering affordability, rental demand, and potential appreciation.