The MLS is hard for investor deals right now, mostly because, as Becca mentioned, there aren't enough homes for the people moving here so owner-occupy buyers are more emotionally attached and will to spend more than an investor typically is. 

So if the purchase price is super low, the title policy could be pretty low, but the legal fees aren't really going to change much.  

The truth is they aren't and have to advertise and try to sell the house (contract).

You will have signing authority and the ability to directly make investments on behalf of the plan. 

I have listened to a lot of the podcasts and read a lot of books so I know about the other sources of getting leads but I have a VA loan to use to buy my first property so there are some pretty specific restrictions with that .I'm using the VA loan because I have no money for a downpayment so FHA and conventional loans aren't an option.

You aren't marketing enough.2.

You'll also need to watch your back in neighborhoods that aren't too fond of bandit signs on public parkways.

Correct me if i am wrong, A HELOC is like a credit card in the means that you only pay interest on what you use. you can access it over and over again and pay it off over and over again but you don't pay interest on anything more than what you pulled out. where the cash out refinance is a loan so if you don't invest every penny into something then you are paying interest on money you aren't using.

Keep in mind that once you have gotten to this point most of the people whose contact info you have aren't at all interested in selling.

Conventional loan products aren't meant for rehabbers, they are geared toward turnkey properties.