Ther eis no possible way you can get ahead with a score that low.

Again, this seems very common in the outer boroughs of NY for low income families, and am just curious. 

Despite the extremely low LTV ratio, multiple bankers I have spoken with, keep telling me that home equity lines of credit can only be levied against a primary residence, and not against an investment property, or portfolio.

In low rent markets a rough estimate of the expense, not including debt pay down, is 50% of the rent.  

If this is something you want to do, make sure you go 100%, if not, then the success rate is very low for anyone looking to get started, but this is true for any business you'd like to start.

I have seen some with short programs with low/affordable tuition. 

Your capex and maintenance is likely low. 550 renters are gonna be tough on a property

I was thinking of trying to use the 1031's to purchase 1 or 2 properties out right, or the other idea i was recommended by another investor since i am still young was to purchase the properties w/ 15yr mortgages since they still have very low interest rates vs 30yr loans and purchase a few properties that still cash flow with the 15yr loans with enough pay down with the 1031's.

@Joseph Lee from everything I have seen Central AC does not increase rent, but from my experience, I do see it as important to pull the cream of the crop tenants, and I think it will add to your value vs your competition when we see a market shift. 

By doing this you are creating a very low risk cash flow instrument.