I am pulling cash from all corners of my accounts to hoard in my HYSA "war chest" ready to move on at least one or two props rest of year.

I have a high paying day job and was a sailor from many years so I live on ~20% of my take home an invest the rest and can currently cover all of my properties mortgages just on my salary.

We have about $4k right now and I calculate it will take us about 3 months to build up the rest.

What do you think it is that sets Real Estate investors apart from the rest?

I'd keep the remaining $100K for reserves/emergency fund, FUN MONEY, donations, and put the rest in a CD.  

The rest of the house 2bd ,1bth, LR , DR , Kit furnished for airbnb.

Then assuming all things being even, I am able to secure the property and put a renter in it, can I then refinance the property for the total of my down payment plus the rest of the mortgage so that I could quickly pay back my HELOC.

If so, go through the rest of your interview questions to see if their a good fit.  

I’m able to put down 20% and have access to refinancing my dads house for the rest.

Also, I don't want to get a four year degree so that I can sit and work from a desk for the rest of my life!