However, you're committing to residing within the property for at least one year (check the fine print!).

I'd also like to maintain a low time commitment for managing the investments so I can maximize my family time.

If the buyers have already committed mid deal to pay the brokers the full fee and have dug themselves a mess trying to do it themselves then they need to get an attorney and pay them 20k to 30k or more to try and fix it.I am sure you can find many desperate agents willing to work for very little.  

The type of tenants available in abundance this time of year are people with problems(dinged up credit,criminal records,recent foreclosure,don't have income 3 times the rent,etc).If you stop looking for a perfect tenant and are willing to lower your criteria a bit,you will get multiple applicants.Be willing to accept minor criminal records from crimes committed a long time ago,income 2 an 1/2 times the rent,or a mediocre credit score from past problems a year ago or more and you will have a half dozen people begging to see the property.

I committed to real estate investing a few years ago when my role as stay-at-home dad began to loosen its grip with the kids starting school; in the enviable position of having a spouse with significant income who supports this endeavor.We currently hold 16 units: SFRs and condos, have some lease options in play and have closed on some of these.

Not sure what you mean "higher return".If you are paying it off in 6 months then an interest only seems to allow for not as much of a commitment payback than P+I payment.

Forget writing a blog once-a-week, commit to meeting an investor once-a-week instead.

We've also committed to attend REI events on a monthly basis. 

I find this community to be an excellent tool to support committing to the flip! 

Granted, higher rate and some closing costs to take out new 30 yr mortgage but I don't like having a long term commitment tied to my HELOC.....I would not use a a HELOC for buy and hold for anything over 6 mos-1 yr MAX.