Most reputable HMLs will not charge anything until you are sitting at the closing table and all fees will be listed on the HUD-1 closing document.And of course, what are the points, interest, and attorney/document/admin fees for the loan?

The problem is that you don't get an opportunity to do an inspection before you buy.If you buy pre-sale from the owner, you have arrears to bring current, getting the owner to move after you have solved their problem and taken the pressure off, along with the previously listed concerns.

@David Putz  Great list and have used several on the list over the years. 

If I used the HELOC, the investment needs to generate >9%.I recognize there are many variables not listed here but would love to hear from more experienced investors on more generally how you think about using cash vs. home equity to grow your portfolio in the current environment. 

I don’t necessarily see 10-20 unit properties listed here but a lot of inventory for 2-6 units if you are open to smaller numbers.

If you have property in CT, I would definitely give here a call and keep her on your PM list. 

For pricing- take a look at listing nearby your home on furnished finder and FB marketplace to determine what market rents are and the features and amenities being offered. 

Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

Since you’re considering Midwest markets, I’d highly recommend adding Detroit to your list of cities to research.

I haven’t had to list anything with a realtor which would be more like a commission of a full months rent.