Specific zip codes that do really well? 

As I don't have large down payment, I am thinking to start building a portfolio with finding off market deals that have equity and do bit rehab/renovate and later get refinanace to pay off HML with a traditional lender/DSCR loan. please share any thoughts on my plan and any lending resources.

Typically, when I work with RE investors, we'd make a preliminary legal plan to ensure that both the legal and business goals align before creating any sort of entity set-up.

You really need to brush up on landlord-tenant law and specifically on fair housing law.

There is nothing wrong with your plan. 10 years ago, I inadvertly did it as I bought a home lost my job and move away within 4 months.

Or a bank specific loan?

I would check in with @Joseph Chiofalo they lend nationwide and focused on investors and they also have STR specific purchase programs that might be able to reduce the actual HELOC amount required.

Your long term plan will help make these decisions as well.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Our goal is to purchase a new construction home as our first investment, with plans to acquire four more properties in the next three years (4/2 around 400k with 25% down dscr loan) .