I'm a licensed builder and have been actively building and renovating homes as my primary occupation while dabbling in the RE space buying properties, fixing them up and flipping/holding.

I'm considering adding a bedroom to each in the short term to pump up rent.

With that, based on your numbers, I think you should go for a HELOC and I think you should easily qualify for up to $700K as HELOC limit.

I thought there was a link on here to find meet ups but I can't find it. 

But if this remains your primary you can take out up to 90% CLTV using a HELOC.

Consider picking up that book.

There are a lot of great meet ups I can point you to to meet other investors and learn, but the ones I know of are all in NoVa.

@Derek Morrison  Usually both if BF/GF because you could wind up with the bad credit one living there.

I'd suggest picking up the phone or stopping by the local code enforcement office.

Feel free to reach out to one and set up a consultation call.