Most new investors lose money because they put too much into the rehab or they don't buy it at enough of a discount or they overestimate what they can sell it for.

You only really have a couple of options.HELOC/LOC with the property as security.Refinance the first and walk away with a bigger first.A great way to get into properties with little money down though is to buy distressed assets at a discount, force appreciate them, and refinance to pull the cash out.

Buy 1st position notes at a discount

This website has helped me tremendously and as you can tell, many others.

Theres always more deals, keep hunting or negotiate a price discount.

The problem is, when you get near water, per-square-foot values are going to fluctuate tremendously based on proximity to the water, water access (dock, access, frontage, etc), view, etc. 

Dedicated agent who could list all these properties at a discount, or flat rate. 

I think this lady will be the fourth lender I've spoken to and I got her info off the Texas Veterans Land Board and is extremely knowledgeable on VA loans (said about 95% of her loans are VA) which will help tremendously since I plan on using the VA time and time again (if I can refinance out of it - the question I had at the beginning of this post). 

Have you attended the MNREIA meetings, they are a great source for information and networking.I do wholesaling but also have a tremendous amount of knowledge on mortgages.Sean

There are many great members here on BP who are tremendous resources of information and will help you greatly.