At that point your cash on cash ROI goes from negative numbers up to zero.If you're rolling in enough money to be buying and buying and buying left and right, the self-representation commission can add up to a decent savings on your deals and if you have the time you can turn to "being a real agent" as a side hustle, or in the case of investor-agent guru David Greene, the main hustle.

If you are going to invest out of state, I’d read David Greene’s book on investing out of state.

Investment property HELOCs are a bit tough right now, a lot of banks did tighten that product during covid and they are just now coming back.

We have rentals on the West side, Highland Square, and Green township which is pretty rural.

Part of my role is helping new investors/owners understand our product and decide if we are a good fit for their property management needs.

The BiggerPockets bookstore has some great products.

as @Jonathan Greene said. is contractor the problem?

Check out the map in the link below:Purchase Product | NACAMortgage Down Payment Center | Bank of AmericaEligibility (usda.gov) 

Labor bids are best because you control the product.

Using a "2nd home" loan for investment properties I don't think fits the requirements of the loan product.