However, as new as I am, I am very eager and enthusiastic to learn what it takes in order to be successful in real estate investing.

I would like to work with an enthusiastic contractor on my projects.

If the deal is meant to be bc you stuck to your guns with your purchase, rehab, holding costs and an ARV selling price then you will be successful.With that being said I have few answers to some of your questions above:1) I am not a realtor however I do believe realtors have to follow a ethical code when representing facts about a property? 

I am aware that the broker works for the seller ultimately; pro forma rents seem like pie in the sky; and either the broker is overly enthusiastic or too cautious.  

Just make sure you are excited about what is being done and enthusiastic about how amazing it will look once it's finished.

I have paid experts to trump inspectors many times, but some buyers are gun shy and you  loose them.  

I appreciate the insights from this forum, the free exchange of information, and the way people are so enthusiastic in supporting each other.

I absolutely do not want to discourage you from investing as I feel that it is likely THE most incredible source of wealth building, but you need to know the ins and outs as much as possible to keep from losing your shirt on a deal (or being caught with no money in the bank in the event something unfortunate comes up for you or your family).As for HELOC, I don't really have any experience with this, but I generally stay away from things that pull my personal assets under the gun should a deal go bad.

Or see if it can be appraised and sold or to a gun museum for display??

You have to stick to your guns.