If that's what you're really after I would start with the basics of what kind of bank loans either residential or commercial are available to you - not saying this is the best option, but it's a good place to start.

Home 1 is ideal for a fix-and-flip loan to fund the remaining $90K, which I can help you evaluate options.

Invest in Fix-and-Flip Properties:Use the $50K as a down payment or cover acquisition costs for a non-recourse loan (required for SDIRAs).

I would upgrade properties every 12-15 months as allowed by low down payment loans if my significant other wasn’t risk adverse and opposed to moving.

For some buyers it would end up being less than a 2.5-3% commish, and for others more.The tricky part for the buyer is it would have to come out of their pocket in addition to the down payment, whereas a commission paid by the seller at closing is included in the purchase price and absorbed into their loan (usually unless paying cash obviously) so the buyer only has to make the down payment out of pocket.

This should roughly take me to 150k per year and carry the loans for land and construction.

House care, lawn care, condition of cars, street conditions, absence of pay-day loan shops... basically all the things you look for when determining where to live yourself. 

Quote from @Burke Atkerson: With over a decade of real estate investing experience and over 100 flips, I now provide private money & hard money loans.

(Auctions and foreclosures can also provide great leads.)With $20K, hard money loans are a practical option, as they emphasize a property’s ARV over your financial history.

yes, you could use the HELOC as a down payment on a hard money loan, and then the hard money loan for the rest.