The Fed raised rates and dropped the values of those T-Bills.

When tenants stay for ten years, it's usually because their rent is well below market rates.

I have a question and would really appreciate your input.I’ve done a couple of fix-and-flip projects in the past using hard money lenders, but I’ve noticed that their fees and interest rates significantly cut into my profits.

Don’t shop for interest rates.  4.  

Also with the more normal interest rates, the financing deals from 10 years ago don't exist anymore.

If you can get your direct deposit moved against your heloc right away, and then you do not have to pay bills instantly, you are leaving your idol funds offsetting a 7.5-8.5% interest rate.

Charge the tenants a higher rent rate and include utilities with their rent.

Sure, we can say we have a 98% rent collection rate or that most tenant placements average 27 days etc etc but notice the "most" or "average".

What you’re counting on is even a slow rate of appreciation, say equal to barely inflation, called it 2-3% being multiplied by 4 or 5X because you only put down 20-25%.

For example, what would the cash flow be like after you renovate and lease out at the new rates?