This will increase the return above what can be obtained on a passive investment.The flipside of having the power to control everything is that it can be alot of work (and a full-time job if a person is putting in sweat equity).

How did you obtain financing?

First, most investors and owners of real estate related businesses are in one or more of the following situations1- they’re unable to duplicate their expertise that drives the ROI and they are at their personal max capacity as to time2- they’re obtaining high ROI by use of excessive leverage 3 - they’re obtaining high ROI by taking excessive risk4- they hit correct timing in the correct market, and this is not necessarily repeatable with any probabilityIn order for an investment or business to scale, we need the ROI (on a risk adjusted basis) to be sufficient to cover a PREMIUM risk adjusted return to passive investors; all expenses of managing the assets and the business, and a significant return to the “sponsor” providing compensation to him making the work, risk and time worth while. 

In other words - if you do not cashout refi either the new property after rehab or the existing rental, then where will you obtain $100k cash to pay off the heloc? 

He talks about obtaining private money.

Have you obtained any detailed cost/benefit analysis quote?

Now they are required to obtain a commission agreement before setting foot in a property to show it to you. 

I would focus on improving your credit and obtaining a more stable income so that conventional financing is an option. 

- Should I go back to school and obtain an Associates degree in Real Estate? 

Two, you'll have a much easier time obtaining a mortgage product if you have a track record of W2 income.In the meantime, continue implementing the strategies you mentioned: save religiously, build your credit, pay any existing debt owed, etc.