Talk with your local banks and CUs to see what kind of low-down payment conventional loan products they have, @Lynne Garris.

@John James, you have to remember too that the 10% return is not guaranteed and depending on the sponsor and product, typically backloaded (read: comes in the form of sale or refi several years down the road). 

Once you have that, THEN you can start bringing in people to help you be more efficient, create leverage and increase productivity.

HELOC's are just products of the individual banks that offer them, so each lender can come up with their own rules. 

out here.. it runs about 100k a door for the dirt.. so most rental product is all bigger class A MF.. where you can spread door cost over larger amount of dirt..

@Michelle Martin if you know the product you need but just need it in a specific state try posting in that state forum.

The biggest catch is that you have to trust your property source and you have to really focus on the right product.

To name a few that we've seen...10% down P&L, Bank satement & 1099 loans up to $3,000,000 : these are products that require no tax returns to qualify, these can potentially provide much more leverage to  self employed buyers3.5% down jumbo loans up to $1,500,000 with NO PMI.

Lots of options on house hacking and you can get fantastic low-down loan products (granted the property is in good enough condition).

@James D'Amico - your best option would be to line up a job in TN and purchase the home with an owner-occupied conventional or FHA loan.