So make sure you understand the structure you want first. 

I understand there is decent cost associated with cost segregation study and having a reliable CPA who can help us with the process.

Before you hire a VA to cold call you should be doing your own cold calling first to get an understanding, first hand, of how it works.

The reason being I see a lot of people again just looking at one specific number and not understanding everything behind it.

You'll be up against agents who negotiate for living who understand contracts and contingencies inside and out.Totally doable for sale by owner.

One of the first things you can do is understand how to make money with real estate investing and how that compares to the stock market.

@Benjamin P. it's true what @Bob Stevens had to say, but totally understand that if you are working on limited capital then you have to start somewhere.

Ensure you thoroughly understand the terms and conditions of any HELOC you consider, as investment properties often have many different requirements than primary residences.Don't forget to look at other funding options and compare them against a HELOC. 

Understandably, usually you only have to file a tax return if you have at least a certain amount of tax due. 

I am beginning to understand from other posts in these forums as well that the better performing real estate opportunties go against the grain of what is being preached.