I'm not familiar with California- are you using a discount broker or is that the normal commission percentage?

@Dee Miles , What I did to avoid using a PO box was used a "Private Mail Box" (PBM) so my address is XYZ Street, Suite 103-132.

On this one I didn't because I thought the listing agent wouldn't move on their commission and this was a low end deal so the commission is not that large and it was going to be a bit complicated using a VA loan.How have you had the most success setting up seller meetings?

I am thinking I can save a lot of money by not using a Realtor to buy if I find a FSBO, but then how do I get to see inside MLS listed houses...My own stab at the first steps...1.

I tried using a RE agent to try and reach a larger market, but in 3 months period she only managed to get 2 visits.

I don't want to get  myself in trouble with monthly interest only, or a super long payoff time.The math doesn't lie here, I know what the answer will be, I need a better deal, or more cashflow, but properties that cashflow more than $200 a month simply don't exist (or at least come about often) in my selected area.Is using a HELOC for buy and hold strategy not a good idea?

NOI=GI/2Value = NOI/cap rateYou are calculating NOI using a rule of thumb  BadYou have bad NOI and not ONE cap rate comp (that would have actual expenses) so your VALUE will be crap. 

@Erique Gibbs I don't see how you fit in the picture using a realtor?  

The renderings shown Page 2 of San Clemente Spec are done using a 14' island.

Are you buying cash or using a commercial loan?