Should I go with a Heloc, a home equity loan or since my DTI is low, go the conventional route?

The reason I'm considering this, is because I'm planning to purchase a 2nd property, and feel that my current prop mgt company knows more as far as neighborhood, rent potential, repair, etc compared to the regular real estate agent.Any thoughts ? 

Your best bet it an accountable plan in which you submit expense reports regularly.

Start running through Google with some keywords and see which rentals in your area begin to populate regularly.  

You can't force a market, and just because it's close doesn't make it a winner...it may just mean you can easily drive by all the properties that you own that are losing money.By the way, we get a regular member, for almost 5 years, that comes from Bay City.

I think this route can still work.

This way, if they back down for any reason, they loose the "option" amount, which will the allow you to sell their "custom" home to someone else and have less risk.I am not an attorney, so make sure you get an attorney if you decide to go this route.

You have great taxation folks here like @Amanda Han and @Brandon Hall and @Steven Hamilton IITreated as regular income unless you buy it and held for 366 or more days.From Steven Hamilton II```You need to realize the two are separate things and you DO NOT want to have flips and rentals in the same entity.

Currently I am mid way through with my classes to obtain an Illinois real estate license, and my expectation is to add extra capital to my investment fund by working as a broker part time outside my regular job. 

I have some money to invest and not sure which route to take.