Also, right now we are utilizing FB but we may change this next year to a platform outside of FB for better interaction and more security.

The agreement specifically allowed KeyGlee to use the End Buyer's EMD to secure the underlying contract with the actual seller... and to forfeit that EMD if the End Buyer failed to close.

You have engaged and paid securities attorney and are compliant with Reg D offering 

Indeed, the FAIR ordinance is anything but fair to non-corporate landlords, seemingly punished for investing in rental houses to generate income as an alternative to stocks and bonds.A handful of opportunists likely could learn to exploit these new rules, preying on otherwise law-abiding landlords to obtain legalized shake-down payments.

Personally, I wouldn't use a heloc to then go purchase a primary residence, unless what you can rent the current SFH for enough to cover the current mortgage (assuming there is one on the property) and the heloc payments.

I don't like paying interest on my down payment unless I know it's a temporary aid to get a good opportunity.

What type of transaction fees should I be looking to pay and is there a down payment required?

Use a 2nd position heloc to absorb your paycheck, once your paycheck is entirely paying off your heloc, then it is safe to advance $3000 or $5000 extra against your heloc to make a principle payment against your 1st position heloc.

Given today’s interest rates, a highly-leveraged arrangement (where you’re putting 3% or 5% down) probably isn’t going to generate any cash flow, so unless you’re comfortable with injecting money into the deal every month, I’d recommend accumulating more cash before you start investing.Generally speaking, a good place to begin is when you have enough for a 20% down payment, closing costs, and 3 to 6 months of reserves.

Quote from @Deborah Wodell: Hey everyone,When it comes to fix-and-flip projects, the down payment and closing costs can add up quickly.