Can some one give me some direction please.

The majority of my deals come from my direct marketing to homeowners, wholesalers, or my network.

Read the directions, It is score and snap.

Using it as a DP on a income propery you can deposit your rent checks directly into your HELOC account and withdraw your expenses from the same.  

I'll have about 20% of the purchase price in the bank but I will not be putting 20% down, this is saved for minor updates and to cover for unexpected vacancy expenses, I'll be going for an FHA. 

I have searched PM Fee threads throughout BP and it seems like some PMs handle the evictions in house directly without attorneys.

Would it make sense to negotiate with the lender direct as opposed to letting trustee work with them?

Each level can go in any direction and any depth of repairs or upgrades depending on your market.

Someone buying 20 properties per year needs a larger funnel for their deals, and then likely needs many avenues to feed them those deals...multiple agents, wholesalers, direct mail campaign. 

Look at the apartments in the area of your condo, these apartments are going to be your direct competition, you'll need to offer something they aren't offering to win the customer between the two of you.