Furthermore, entry level homes typically utilize less experienced real estate professionals and the new rules place emphasis on stronger creativity and negotiating skills. 

Some sort of management courses would also be useful RE is not only managing a physical property but tenants, handymen, skilled tradesmen, etc.

He did a soft check and said my debt to income would not qualify me for a HELOC... but a cash-out refi with an FHA at 6.5% would be okay with around $100,000 cash-out which would put my debt to income around 56% <yikes, I know>  Since I literally just bought my house hitting the 30yr reset isn't a big deal... especially if rate is micro point lower.  

I’d still like to leverage my skills and experience with home improvements.

Yes, computer and data sifting skills do come in handy :)  I'm a database guy myself.

So permits, plans, and impact fees are soft costs and those are not included. 

Maybe you can come work for us with your superhuman toilet installation skills.

I also know that the Real Estate Guys have a course only about Syndications, but in my opinion you get wider set of skills in the Jake and Gino academy.

Into yourself, learn a skill and use that to increase your income & generate more cash to really invest.

For ground-up inspector spec or builder development, we're usually topping out at 80% of cost (land plus construction plus soft costs) up to 70% of As Completed Value.