Now that prices are climbing (due to general economic growth and relaxed lending) persons who previously wanted to sell are now able to list with confidence that they will get a reasonable price. 

I currently work at mortgage lending company, so I'll save for a while then begin marketing with bandit signs and the mail campaign.

With your large investment capital if you want to get into something large I would probably recommend a syndication to start out and get your feet wet in a market.

True story: it was easier for me to get a loan at a good interest rate with a 50k full time job, over my self employed friend making 150kI know it might not make sense, but that's how it works in the lending world.You are in the right place.

I'm finding it difficult to find loans geared towards rental property investments, as I bank with a larger institutional bank and they are fairly selective in what they'll lend to.

I will depend on your situation and goals for your involvement in the properties your purchase.For example, you might consider a direct investment in a syndicated deal a partnership - with those you are investing with.

In the case of rehabs, they are buying the property through conventional methods or other lending types and using the HELOC for down payment or rehabs.If the HELOC is not drawn upon, do the conventional lenders still look at the fact that the money is "available" to be drawn on?

Next step, is to focus on 100 plus units through syndication.  

Anyone interested in lending their expertise and potentially more from there? 

After a few years of successful operations, you can look to banks' commercial lending department for future loans.