(eff. 10-8-10)• A landlord must hold all security deposits in a federally insured interest-bearing account in a financial institution located in Illinois.

Real estate" is not one business or one type of investment, it is a number of related businesses or investmentsResidential, multi family, office building, warehouse, mixed use, retail, recreational, raw land, tech centersLarge, medium, small, microUrban, suburban, small town, rural, exurbsbDifferent states, different metropolitan areas, different cities, different neighborhoods, different blocks, different demographicsDifferent property age, different architectural style, different fixed expenses, different financing, different tenant mix, different tenant demandSingle net lease, double net lease, triple net lease, CAM, building allowances, rent holidays, lease length, buyout provisions, personal guarantees, lease renewal, cost of living increases, flat percentage increases, Different loan amortizations, fixed interest rate, variable interest rate, balloon payments, fully amortized, institutional loan, private loan, seller carry backBuy and hold, fix and flip, syndicate, partner, joint venture, self manage, professional manager, management company, leasing company, in-house leasing, real estate agent, licensing requirementsFederal laws, Federal regulations, state laws, municipal laws, rent control, eminent domain, set back requirements, utility easements, property taxes, special tax assessments, development districts, water districts, utility bondsPassive investing, active investing, portfolio income, business income, retirement funds, ERISA regulationsAsbestos, Clean Air Act, Environmental Super Fund, pollution control, water runoff, Flood plain, floodway, Flood control, Flood insurance, endangered species, wet lands Zoning, Planning Board, building permits, occupancy permit, community board hearings, noise ordinancesEviction laws, foreclosure laws, bankruptcy laws, civil liability, fair housing, tenant rights, disclosure laws, loan modification laws. 

Also subscribe to sites like AreaDevelopment,  National Multifamily Housing Council, and read the Milken Institute's Top 200 Performing Cities. 

Does any one know any financial institutions that are willing to do a heloc on an investment property?

Private money lenders as well as some institutional lenders will help finance this for you.

Also, not sure if you are aware of what is going on with LIBOR but major institutions will be issuing new floating liabilities in SOFR rather than LIBOR in the near future. 

Courses must be completed at an institution of higher learning accredited by the Western Association of Schools and Colleges or by a comparable regional accrediting agency recognized by the United States Department of Education, or by a private real estate school which has had its courses approved by the California Real Estate Commissioner.

Here are a few things you can look at to help choose a market.AffordabilityPopulation Growth/DeclineEmployment RateNumber of Institutional EmployersSchoolsCrimeAppreciation/DepreciationTaxesLegaletc...etc.This isn't meant to be a definitive list.

What card and financial institutions do you primarily use for your investment activities?

Hi @Jared Fracker, Based on what you describe, you'll likely have to work with an individual lender and not an institutional lender as most institutional lenders are going to require more down than you have to put down for a DSCR deal.