After that initial down payment, the bank will basically be financing your investments.

Again, the idea there is farmhands [in general and past] tend to not make lots of money.

Hey @Divine Nasikpo,If you have limited cash or assets, there are still ways to start earning in real estate:Wholesaling: While there are mixed opinions, wholesaling can be done with minimal money.

Explore my personal favorites, Set For Life by Scott Trench or The Total Money Makeover by Dave Ramsey, for invaluable financial insights.3.

Quote from @Todd Boone: If it is, what kind of investment? 

At the end of the day, losing $10k is really not a lot in the grand scheme of real estate investing, and given the seeming high volatility of this market ($275k to $220k, presumably in a matter of months), and the generally high monthly cost of HML, I would get out quickly and think of the loss as the cost of education.At least in my area (Cincinnati, OH) I don't see the market dramatically improving even as we get into the spring buying season, and, honestly, I only see mortgage rates continuing to climb for the foreseeable future, taking more and more buyers out of the market.

I assumed it would be a little risky to do 100% using a HELOC since there's a chance I won't get to pull 100% of my investment back out after the refi part of BRRRR. 

There has always been many questions as to if one needs to be licensed to engage in COMMERCIAL mortgage brokering/origination or RESIDENTIAL INVESTMENT property mortgages.  

You are'nt saving money (or time or avoiding stress) by self managing. 

In the latter I would much rather have my money and be in control.