I found an great lender with an amazing loan product that applies to the western states. 10% down, no mortgage insurance, and a 15 year balloon payment that you refi out of way before it gets to that point! 

@Randy Bloch - if you are having a hard time finding a financial planner, I recommend you look for a fee-only (not fee-based, as this only means they also accept commissions and will also sell financial products) financial planner.

@Percy Matsunaga There is a conventional product specific for investors (where you as the investor sign a 1-4 Family Rider saying you are not and won't live in the home). 

So you had the choice to buy a product at a certain price.

Talk with your local banks and CUs to see what kind of low-down payment conventional loan products they have, @Lynne Garris.

@John James, you have to remember too that the 10% return is not guaranteed and depending on the sponsor and product, typically backloaded (read: comes in the form of sale or refi several years down the road). 

Once you have that, THEN you can start bringing in people to help you be more efficient, create leverage and increase productivity.

HELOC's are just products of the individual banks that offer them, so each lender can come up with their own rules. 

out here.. it runs about 100k a door for the dirt.. so most rental product is all bigger class A MF.. where you can spread door cost over larger amount of dirt..

@Michelle Martin if you know the product you need but just need it in a specific state try posting in that state forum.