pay the debt down again.you need to be firm on not to use the HELOC on liabilities, Holidays and cars etc. 

You could go to a local REI meet up or a local landlord association and get a lease agreement there.Options can be almost as simple as:"Spencer Phoenix grants Doug Pretorius the option to purchase 123 Main St. for $100,000 within 3 years."

Your all-in cost/debt for those $150-$180k homes should be no more than $105-126k!

Mainly, the systems implemented are fascinating (VA, automated offers, etc.)

Have ample reserves.Carry less debt. 

A) Focus on fixing your finances, killing off credit card debt, build up savings, increase your main source of income.

Not a big national bank such as Chase, B of A, Wells Fargo, etc.Using a HELOC to fund the down payment may mess up your debt to income.

Honestly you can beat your current return in all cash without debt.

Ive been working with few projects around container homes, mainly on the container supplies side since i could get great deal and have good relationship with container manufacturing company in Vietnam.

Sweat equity has made all the difference for me to save dollars and reinvest that difference into the next property or pay down debt.