I don't have enough cash to do any more deals this year but next year I will have enough cash saved by next year, if and only if conditions are right (see below what I mean).So what is my overall philosophy?  

He's partnered with multiple investors on other projects, and has proposed that I go in with on a smaller flip so that I can have some experience going through the process and we can both make a little money.I have about 50k liquid in my savings right now, and hes proposed that I put down 5-10% percent to go in with him on an upcoming flip.

That day I stopped dreaming .I decided to break the money barriers in my family ,take risk ,and invest because no one is coming to save me .

Read read and read Save save and save 

You may want to save up for a few months to make sure you can cover the HELOC payments and go from there.

It'll help you get your kids involved now and save you money. 

The IRS does not care whether it is a conventional loan, private loan, gift from a friend, sale of stock, savings, robbing your child's piggy bank or wherever you have access to money. 

Upon graduation, I plan to live at home and save money until I can buy a 2-4 unit property.

Every lot I have saved to show him is literally under contract with in days I unfortunately was diagnosed with Lyme Disease the Medical Costs outrageous.

If you want top dollar list them on the market, if you have enough time you could become a realtor yourself and you will probably save a good chunk of money on 4 houses.