I am talking here of using 15-20k roughly either from own fund or HELOC. what would somebody do creatively in my shoes?

Thanks, I  did that but tons of investors (mostly contractors) and none very helpful, the ones who were helpful were the ones in my shoes, who also didn't have a clue!

Which route would you take in my shoes?

How would you start you REI career if you did it again and we're in my shoes?

@Bill Goodland If I were in your shoes I'd do what you want to do.  

Sure, you can turn it around but the chatter makes it seem like it's a quick 30-90 day process.So what would I do in your shoes?  

The seller of the contract (the assignment process) means that the new person steps into the shoes of the prior person.

I have a few short sales with accepted offers and I have some end buyers who would like to step into my shoes and close the deals instead of me.

I remember thinking that if I ever found myself in a situation where I had to padlock my fridge and wear shoes in the shower, I would declare that I hit "rock bottom" and go out and get at least two more jobs.

@Jon Maroni, If I were in your shoes, I would begin stepping into Multi-family.