To BRRRR do I need to essentially start a "we buy houses" business or are these the wrong wholesalers? 

@Patrick FlanaganYou need to identify the zoning district the property is located in within the particular government jurisdiction. 

I currently pay rent at 415 a month and utilities so essentially I would be trading in my rent to save money for my house expenses and then still paying utilities.

@Yuttana Chawengsub If you have an agent that is an investor you're golden...my normal process would be to run a comp report in RPR and Core Logic...pull historic MLS records, review auditor data...and essentially any other data to assemble a clear picture of the property...then we start to talk through analysis...based on investor need of course....pretty simple stuff, generally. 

The seller must get the bank to agree to do a short sale, essentially to accept less than a complete payoff of the total debt owed.

@Jesse Chambers, You are correct, essentially the HELOC works like a credit card and the credit becomes available again as you pay the balance off.

You can get a good 3/2 house  in Gilbert/Chandler in a GREAT school district.  

Staying out of bad debt is essential to successful investing.

It is a lovely property in a historic district, and we are literally paying 1/3 of it's value. 

Even 9-12 months ago you could find essentially move in ready homes (for renters) in the 20-30k range (or even less) without too much effort.