Shop within your credit limit, so to speak.For your investors:"They'll get a higher return due to the lower management fee." 

Or, go further into debt trying to take care of these issues... which doesn't help either because then you are now paying down that debt (credit card or what have you) and your mortgage/other expenses. 

Maybe my math is poor.

If that is what you meant to say then I agree, there are some poor degrees out there and colleges that are peddling them.As for the original poster here is my advice.   

You don't need money or credit to buy properties.

Also, I would recommend finding a real estate agent that you trust, and also start talking to lenders (banks, mortgage brokers, credit unions, etc.)

I like to make more reasonable offers and negotiate credits during the inspection phase. 

The purpose was to decrease the number of poorly maintained properties.

A couple books that can help you get are in the proper mindset are rich dad poor dad and richest man in Babylon.

. , If you take the money out of the equity line of credit ( it is not called HELOC if it is not your home), there are few treatments. 1) If you invest the money taken out in the investment or other business, the interest is deductible in that business activity, not at you rental activity.