I can purchase a smaller “shotgun” style house for 85k 20% down and cash flow 250/month and not have the hassle of flipping it. 

I'm personally putting 22% in TSP right now because it has the lowest fees of any 401K style platform out there.That being said I am still saving 23-28% of my paycheck for the real estate investing too.

Community is building resort style pool, gym and yoga center, hike and bike trails, dog park - all included in HOA fees which is not high.

@Alan Pederson I haven’t done this yet, so take it with a grain of salt...I researched the R-values of new windows vs. old windows.... single pane=.9-1.5 or something vs double pane R value=3.5....sounds great right...Well R value of normal blinds is practically nothing, whereas R-value of high end cell shade blinds can be as high as 5...blinds can as high as 150$ w/installation depending on the window and style obviously...I figure you can just put high end cell shades on all the windows and you’d be better off and out the door for cheaper than new windows...and it’s faster, looks better, and can be purchased in a neutral off white that acts as black out shades....

Mainly, I want to get to the point where I can build a townhouse style complex here in a certain school district and rent them out.

We did your standard hard wood floor, shaker style cabinets, granite counter top style remodel. 

If you're just starting to look at deal and trying to figure out your footage it will be a good idea to start interviewing agents to see which one is oriented towards the same market you like and know how to analyze the deals properly. 

But there are plenty of people who use a commercial style of a loan and get money back right away. 

If heloc is the way to go, will i be getting a "credit card" style of fund that i can then tender as down payment on the next house?

Receiving a "commercial" or "portfolio" style loan would free up those loans but it will be a very different style of a loan.