It is a harder product to find but try using the verbiage of "LINE OF CREDIT" on an investment property rather than HELOC. 

You should be able to product rent rolls for the last 2-5 years documenting your vacancy rate.

If we get into a period of 10 to 20 years averaging 9, 10, 11 percent prime, what is your plan?  

If you have guidance on how to best start a project like this and what I would be asking the surveyor and engineering report request would look like (I'm unclear on what to even ask for).Thank again and If we can work together through this process I would certainly feel the obligation to ensure that you were the sellers agent for finished products.

What's an average commercial lender fee cost and what is included for the fee?

In truth the units (all 2/1) I have an average of $3,250 updates to each unit required to maximize rents. 

I've been selling products on ebay for some time, so I have some income coming in.

I am the product of a failing school system.

Any kind of real estate that has been held with the intent of holding for productive use can be sold and exchanged for any other kind of real estate that you intend to hold as an investment. 

My name is Alex and I first got interested in real estate at the end of 2017 when I realized I didn't want to drift into the "average" lifestyle I'd seen modeled by most of the people in my life.