In a climate like this with high rates, probably better to use a Heloc so you keep the lower rate of your 1st lien.

When we present a Subto for investors to buy, it has to have enough meat on the bone, all said and done, that the investor will still have equity and the property will cash flow.For instance, I have one I'm working right now, that has a high entry, because the seller wants some cash out to himself, but even with that, the buyer will wind up with $50,000 in equity.

There’s usually not more than one investor with interest in any parcel so there’s is absolutely no incentive for the investor to pay a “wholesaler’s fee” in this scenario.In the scenario where the land is ready for development, and the economic conditions make development a profitable activity, the land owner has already been approached by the developer or multiple parties with offers to purchase.  

Most agency loans will expressly forbid such an arrangement, so if they found out, the odds of having the loan called would be very high. 

When going for a HELOC, aim high on your home’s value — let the appraiser bring it down to what it's actually worth rather than underestimating it yourself.Cash is king.

While I’m not an investor myself, I work with highly trained VAs who support real estate professionals in generating direct-to-seller leads.

Low LTV, 30yr fixed @4.5% personal (1)• Investment condo - new const. high end purchased w/1031 (from 20yr quad) in 2019.

I am not familiar with how HELOCs work but they declined me saying my DTI is too high.  

The overhead to start a company is low, but the cost to scale is high. 

In the program, it appears that you offer a Pre-Loan Application-- perhaps this is how the program is legal?