If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6.

The Retainer Fee is credited towards whatever they buy from us in the 90 days, so in effect, costs them nothing.Note: we're not doing this to make money, but to avoid the time-wasters.

Once you have a deal they will guide you through the process and even help you attain the funding with out coming out of pocket or using your personal credit.

Things like a new roof can range - here in Philadelphia where i do a lot of work, our flat rubber rowhome roofs are fairly inexpensive and standard . . .

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

Dedicate one checking account and credit card exclusively to real estate.

Best places to look for a HELOC are often the small community banks and credit unions close to the property.  

While I do not have an official W-2 currently, I do have a steady income, great credit, and have money saved as well from working since I was 13 years old.I relate to Ian Kay in his journey but also am very determined to make my goals/dreams a reality this year by July 2025.

Also helping was a relationship with that bank (deposit accounts) and good credit. 

Focus on rebuilding your credit, saving for a down payment, and learning the local market.