Remember choice of words and presentation matters.

Remember this.                                    

Get a job in Finance, if I remember right since you have a degree in Finance, if you get a job in it, you may not need 2 years experience because your College counts as experience if you get a job in the field you graduate in.

A lot of banks have introductory rates for HELOCs that they use as a loss leader for the branch and you can shop around for the lowest rate or any bonuses they have because its the cheapest money you can borrow.Once you have that line of credit, rather than utilizing it as collateral for downpayments on leveraged properties, I would use it to leverage the strength of cash offers on distressed properties ideally to motivated sellers that allow you better access to good deals compared to those with financing contingencies.

Also remember that just because a property is listed for sale at a certain price does not mean that you or someone else can make money off it.

Although, remember AirBNB just changed in Virginia Beach. 

Also, remember cheap is not always better--sometimes spending a little more is worth it in the long run.

Just remember, we are in a seller markets so deal are a lot tougher to source so you have to remember to stay consistent with your marketing and to always follow up follow up follow up.

Remember, you can't turn a profit until you recover your cash...all of it. 

Remember also, that you will have holding costs to go with that HML.