Have a plan in place that you can put into action daily to obtain your goals. 

Neither do I know your financial situation (which I'm not asking you to give out over a public forum) nor am I a lender. 

This will also help me when it comes time to obtain a conventional loan(if that's the route I want to take) where Ill be asked for proof of income and I will need the funds for a down payment.

students deserve nice places to live. we aren't trying to be slumlords but i do realize that students probably have slightly lower expectations than other types of tenants, so i feel we wont need to break the bank in the level of finishing details like we did on our own home but we will provide housing that is clean and safe and attractive. also thinking we can use some creative materials and methods to make the units party-proof. maybe we get lucky and find some long term professors or grad students and don't have to do annual turnover on every unit. even so, i budgeted 8% for property management after watching david greene's webinar yesterday.the heloc would allow for an easy down payment and a nice buffer for rehab, and i have 750+ credit score and good wage earning history, so i think a conventional loan should not be a problem to obtain. a cash out refi might be an option on the horizon if we decide to really crank a proper rehab but the units (from the pictures i saw) are livable as-is.should i be more specific here on the address/market to get better help?

I've helped with 3 separate companies that do crowdfunding so very familiar with SEC Reg CF requirements and accounting needed for it long before you have a video or pitch deck decide it you are going for a Public SEC-registered CF filing you can raise up to $5 million per year.

But, they will have already resold the Note to obtain the liquidity.in my opinion, those investors and realtors are probably not worth talking to if they are worried about the loan being resold. 

You invest shares in properties that are offered to the public as AirBnb rentals.

As much as inspectors get a bad rap, at least around here they are pretty open to questions, both because they are public servants so its their job and because they really aren't "bad people."

we bought one for 7.2 million that the family owned for ever.. they just paid their cap gains.I would think but of course you probably have this figured but if your creating lots for inventory and selling to the public thats Ordinary income not cap gains  .. but as U point out if your in the business your depreciation will help substantially.

The property data can be obtained through you local assessor's office.