For the most part, people have been very helpful and it's easy to figure out who the posters are that align with your goals and visions. 

Its not easy...lol...

Unfortunately it's not that easy, IRR is discount rate that makes the net present value (NPV) of all cash flows from your deal equal to zero.I would only use it in a situation where you are looking at two deals and all other factors are the same (which is almost never the case).Or if you are looking at deals with a IRR of 15% to 20% and you run across a deal that says they are estimating a 10% IRR then that's not going to work and you can eliminate it.

It makes our lenders happy to work with us again because we are making sure that the deal is easy for them to approve. 

@Alessandro StornioloWhat you're referring to is lease with an option.

Refer your best agents, please!

Now I do understand that this is a lot of money for a blue collar dude like me and it has not come easy.

I can refer you to a few people.  

The benefit of the HELOC for me is easy access to lend money to myself for the next deal.

I know its not easy to find out but if you will shop around you will find right lender.