Usually banks will want to see a couple months of rent payments not so much for your ability to rent, but to show that the tenant can pay his rent.

This gives you instant equity and the ability to refinance if you need to or sell without a loss (and potentially a profit).I am happy to discuss with you further if you wish. 

Your best bet is to either have experience or the ability to put money into the deal, preferably both. 

Tenants always have the ability to move where as landlords are stuck with a tennat until they leave.

Ya know most basic tenants of real estate business simply require liquidity and ability to secure debt. 

The ability to buy the lot, build the home and place it then sell it with in a 2 to 3 month window is phenomenal.

I then receive a bill from him way after the siding was done for the sofit and fascia for $2600.

It turns out that optimists were overconfident about their ability to control the elusive light, and depressed people were pretty accurate in how much control of the light they felt the switch actually had. 

@Dave DeMarco thanks for the advice, so I guess I still am partially confused on the difference between the HELOC & Refinance that it would impact your ability to purchase 3 additional homes via HELOC.

When I was back in Memphis, which has a lower cost of living than Atlanta, they were assigning fresh out of college, entry level accounting grads (most which didn't have a CPA license yet) a billable rate of  around $150 an hour.