On the active side of my business, land has been an extremely profitable niche because it's not as well known/talked about.

Which you you prefer, a HELOC for the 20k or cash out refinance at these terms?

The location depends on your preferences but here is some general info. 

My criteria for the first investment:3 bedroom 2 baths (at least 2 bathrooms for resale value)In a decent upcoming neighborhoodIn the 150k – 250k rangeIn Bentonville, ARSome preferred qualities: 1) no major renovations, 2) have more expensive houses surrounding it, 3) fenced-in yard.How did you find this deal and how did you negotiate it?

Put some time into figuring out what area(s) of real estate that you're interested in, and then focus in on those niches to build your knowledge. 

What is your preferred method of contact?

Previous experience is in multifamily and single family niche.

I'm looking for someone who preferably has experience in the field, invests themselves and knows a lot about insurance, LLC's and asset protection.

Preferred lender offering 3.125% interest rate.

I would prefer to take longer negotiating the price down and then being able to deliver than lock up a deal quickly and then spend time on the back end.