As a landlord I fully appreciate the boards position, regardless of discrimination, because I know the wrong tenant simply will not work.

Thanks for all the positive input @Michael Henry  @Saberian Younger

I have sold my primary residence and using cash savings and equity (approx $200k usd) from that to start my investing career here. 

Drew:  I own a debt and equity firm that arranges financing for commercial and multifamily real estate across the country.  

(Sounds like a decent time ago if you have 20% equity?) 

Im in that position now.

We turned it into a rental as to keep the equity.  

I'm interested in locating a bank to provide a HELOC on an investment property with ~130-140k of equity. 

Market rental rate for my house is about 2400 a month.After paying off the mortgage with the positive cash flow I have the potential for some serious cash flow.

In the lease option business, I would be licensed, whether Property is located in WV or FLA.Then I would look for home seller problems, such as expireds, cancelleds, long days on the market, eviction court with DIY Prop Mgrs, etc.Also wholesalers that have leads with little equity.If you are in the "solving problems for sellers" pretty houses with little equity is a good niche.