This isn't some rocket science I am spewing, this is just a 180 from what most BPers grew up listening to. 

(The reason I want to update all new because the before the rehab process is even start if I can get it for the foreclosure amount the property has over 80k in equity and the revaluation after the rehab I can only imagine will sky rocket) But my ideas and dreams can crash and I’d be stuck.

Finally rod of current tenant rechecking my numbers.Best part is the value has sky rocketed.  

And it's not rocket science to sheetrock, floor and then re-trim. 

The only HVAC guy I got was charging sky rocketing prices.

I've been looking at some of the online lenders (Better, Figure, Rocket Mortgage, etc) and while they offer a decent product, perhaps there is a lender who is local to Indiana that would offer a HELOC with better terms? 

This comes from the book Rocket Fuel - buy it, read it, live by it, read it again, take notes.

And as we know negotiating deals can take many hours.. so the fee's out here would sky rocket into the multiple thousands then for the East coast guys how much time are they going to spend when they are making a flat fee. ?

RE is not rocket science , its just math 

I too have been looking hard here while watching prices sky rocket.