My question is based on the following:lets say you put down 20% on 300K property which is 60k (plus closing costs ) and you are breaking even with you mortgage + other expenses(taxes ,management fees,...) included.

I put down 30%, but the closing costs were about $5.5K.

The next class will be a few hundred$, and maybe you can network more, but there's likely to be more classes costing thousand$.And even the Gurus will tell you, their "secrets" won't help you if you don't put in the effort.

For context, I am a doctor with a stable income and was able to put 20% down comfortably to avoid insurance.

Or we can stay in the camper and put 5k in savings every month.

If I put 20-25k into this house and sell it for 525 I would walk with around 170k pre tax. 

I didn’t have to put the 25% down since bought it as an investment property but  with that, to have around 100k in equity and I’m trying to figure out the next steps,  Is there any way around having to wait the 6months to do a heloc or cash out, and when I do to actually do it is there any way for banks to not look at income as a factor if wether or not I am approved?  

For calculating this, there is a bunch of methods, first months rent is easiest to understand and execute, but might not represent how much work you put into the deal especially if the tenant is very picky or gets denied.

Not always, but it puts the odds strongly in your favor. 

Additionally, I could enter the fray of the council meeting putting as a potential buyer, describing my idea for the property and helping sway them into allowing nonconforming use.