Oakland works if you have the capital, but it's going to take a lot to get into it.

To get started, established, and grow in this business you need money (your cash) or access to it (people or institutions that will loan you money) there is absolutely no way around it.

there will be a lot  I have extra expenses associated with the commercial space but once it is up and running I think it will be a huge value add  I think the fascination with the commercial space has a lot to do with my willingness to spend a little more on this one.    

Once we narrowed it down a little and learned more about the area, we saw that Publix is putting in a massive new grocery store right down the road which confirmed the fact that this town is growing.Another valuable tool that I am working to establish now is building a good personal relationship with an appraiser in areas that you are interested in investing in.

Any advice is much appreciated, as I still have a lot to learn!

Were you able to increase the personal line of credit over time, by establishing good use of the line?

I'm looking to hang my license up with a new brokerage that had has extensive experience with established investors or buying & selling investment properties

You establish an LLC for additional liability protection once you have done the first two things.

Your question seems to be "how can I save for college in some way other than the program specifically established to give me tax breaks to save for college?" 

But being a waterfront 2/1.5 in this area, makes it still viable for families that visit our area - our boom for that is really fall, the place does a lot to market it that time a year.