Since a HELOC is like a credit card no entity vesting is allowed rates start prime + 3 (prime is 8.5 = 11.5%) 15 year amortization max 22%  When you blend the rate with your first payment it makes the cash flow VERY SKINNY. 75% SFR some 70% for attached units ltv on non owner cash out HELOAN second available as well nationwide.

My thought was there should be significant equity in it so the 50k would not be a deal breaker if it is maybe it was too skinny to start with. 

Or build 2 skinny houses, each with a basement suite and a garage/laneway suite.

Investor believe they need a loan to make deals work.Here are some ideas to use to eliminate the need for, as you say "hard money" loan.Don't buy Control the property with a skinny contract offers with controlling clauses - Use delay clauses in your offer - study periods, extension clauses, contingencies - delayed settlement date (1-5 years) use banking days in your offersTake immediate possession of the propertySell the property while you are in contract (use the auction method of selling - because the sale is "as is" for all cashControl and Roll I am not saying Hard Money is bad, but their are alternatives, like soft money, friendly joint ventures, family and friends, flip while in contract, credit lines, over draft protection on commercial checking accounts, credit cards, credit unionsHave fund, this is a great business.Charles

But, if you are in the business and buying on skinny margins at volume, think twice.  

Eventually Airbnb refunded them out of their skinny pockets.

I have been on their email list for several months and the deals are very skinny after running the numbers. 

My clueless son didn't notice that the battery was going out and its a good thing he is skinny because he couldn't find the backup key (which you might want to put on site) and had to get in a basement window. 

always make offers below market value.ask can you help with financing, put request in your offer.delay settlement as long as possible'.ask for immediate possession.use contingencies and assignment clauses.Build in a automatic extension (you will always need more time). make sure that "time is not of the essence".use banking days, not calendar days.learn how to control and roll while in contract.ask for money back at settlement.ask seller to pay for home inspection. use a skinny contract offer, study and understand contract and creative clauses, they'll be your best friend and will make you millions!.

This would be too skinny, unless you have the ability to increase rents shortly after closing.