Likely up to the first 4 mortgages as long as you can find a lender willing to cash-out refi investment property, qualify for it and adjust your numbers to include the fees involved.

The US LL list is comprised of properties that do involve the death of the owner(s); although, many of the names on the list are surviving spouses.

If you're simply doing your own deals on the side (buying and selling) without a formal listing in the MLS or a commission involved, you should be able to continue as if you didn't have a license.

Things get twisted once media and the Internet is involved.

Also, get involved in the forums on BP.

Most sales are not that distressed, most properties were exposed to the market at different times or for sufficient periods, there is a bit of pride and ego involved with folks patting themselves on the back closing a deal, usually, what they paid is or is pretty close to what its really worth at that time.

Get involved, ask questions, contribute where you can and enjoy the ride!

Do I have to get a title company involved?

A HELOC (or Prime Equity LOC to be semantically correct when it involves a rental as @Chris Martin has pointed out elsewhere) will have its adjustable interest rate pegged to either Treasury or LIBOR.

I have to assume that with the size of house I am building, there will be kids involved.