Is your ARV inaccurate etc.You should also be sourcing off market deals.

All qualify for 1031 treatment so you don't have the tax bite and all can provide a source of residual income.The question is where does your passion lie.  

I would echo setting up the HELOC, but only as a reserve source of quick cash. 

If you cannot move a deal, then using list source to find 100% equity, absentee owners, with purchase date  last 3 to 6 months in that specific zip code are your cash buyers.

By controlling my food and energy sources, I can ensure security and health, which I can than build other investments (like RE) upon.FYI - my "congenial old couple" example is actually a true story.

Go to the San Jose Reia's   also may want to talk with Mike D Arrigio he is right there.one of Kathy's vendors lives in BErkly so you could go to the source on that one

In the process of saving money and credit, I am putting myself in a position to find more sources of deals as well as possible equity partners and close on a deal myself. 

Are you planning on keeping a 9-5 job, hoping to use your license as a source of income (representing clients), or are you retired already?  

Don't let heresay dictate your business, nothing replaces finding out straight from the source. 

Remember: Liability insurance is most investors' main source of liability protection.