The Devon Drive deal provided important insights and presented a few challenges.

Their services were presented to me as a $99 a month flat fee for managing my property and he explained to me how they write a rock solid 11 page lease and help find tenants if we need a tenant.

This is important because the discounted property tax is likely the only advantage of keeping it and that is only present if you move in.  

You could probably go after high end mansions to renovate with lots of upside but the time to flip those is long and presents risk to your capital being stuck in a market cycle that has stalled and started to go back down again.This is why many are not rehabbing at all but flipping contracts and letting others take that risk.If you can sell a contract and make 5k quickly versus rehab a starter home  and take months to make 15k to 20k it doesn't make sense. 

. - Mindset's conditioned in a kind of FOMO position from covid bull-run, a stimulus action that present's a buyer surge, and a sold price surge, may be the spark for a real tangible bubble creation appreciation frenzy as those act upon FOMO to "grab the profit's" or "get in before it's too late", ignoring market basis fundamental's, thus in a feed-back-loop of rapid appreciation, ie "bubble". - I do not see risk in seller finance side of things as i don't see potentiality of mortgage rates dropping below 6% in any enduring manner.

Both for the past and not dragging out the present. 

It's all about the product you present.

You can then invest in improvements that align with market demands to make the property more appealing to a wider audience and maximize your return.4: Staging and presentation is important 🛋️Staging your property can transform it from just a house, to a dream home in the buyers’ eyes.

So we bought into the idea that it’s a great investment. we went non contingent over asking but just not happy with the way the deal went .. reluctance of our agent to spend time on the property  and when we went for inspection with sellers inspector the seller agent was present and that didn’t give us room to ask questions and really inspect and feel the property to our liking… I am not sure if it’s just a feeling that goes away or will this be a terrible mistake .. earnest money is also a very large sum

@Amy Konopka- 1) you might   ask  present heloc  lender if they can  offer a  new / larger  line ...2) assuming they cant - getting a new  heloc to payoff / replace an  exisiting heloc  should be  fine  assuming you qualify for one     3) many lenders  have  max  limits  on the heloc amt  - often  250k 350K  500K etc ......4) most  heloc lenders  will use a  CLTV  ( combined loan to  value ) max of  85-90% of value  ..thus getting a  huge heloc for all of your  equity isnt  ikely to happen