Or, go further into debt trying to take care of these issues... which doesn't help either because then you are now paying down that debt (credit card or what have you) and your mortgage/other expenses. 

I didn't know anything about credit, income statements, balance sheets, debt, leverage/etc before college.  

You don't need money or credit to buy properties.

Also, I would recommend finding a real estate agent that you trust, and also start talking to lenders (banks, mortgage brokers, credit unions, etc.)

I like to make more reasonable offers and negotiate credits during the inspection phase. 

The landlord-tenant relationship is simply not all about bloodless logic and the simple exchange of money for a service or product.

Then, decide on the product: SFHs, small MF, large MF, office, retail, etc? 

. , If you take the money out of the equity line of credit ( it is not called HELOC if it is not your home), there are few treatments. 1) If you invest the money taken out in the investment or other business, the interest is deductible in that business activity, not at you rental activity. 

I bought & rehabbed a house from 1000 miles away using my personal credit line.

You need to find a broker or banker that has these kinds of products.