Should I use hard money with my HELOC???

[Matthew P.]

I am a newer investor in the Utah with a descent sIze HELOC to invest with. I have made 4 offers in the last two weeks on estate sale homes, all cash, closing in 4 days, 100k earnest money, with only due diligence as a contingency. These homes have been marketed as most likely needing to be torn down or as is. I have about 4 years experience as a new residential home building partner pre-2008 before the crash. I have done thorough rehab analysis on each home factoring that in my offer, but I keep getting run over with what seems to be overpaying investors with stupid money. I have stayed pretty up to date on material costs, and do not think I’m over estimating myself out of deals. Any advice? i am not afraid opportunities and know that I’ve grown and evolved even only submitting the few offers I have.