@Marc Delgado, outsourcing to India/Philippines/etc sounds super sexy and cost-efficient; and, it may be for non-REI businesses.

SCHEDULE ESchedule E is the SEXIEST Schedule to investors (that's right, I used sexy to describe tax returns).

HELOC: they are out there, but you typically have to hold title in your name and not under an entity. 70% LTV is usually the cap, and rates are double digits (mid teens).

Having an 8% rate expectation is fine b/c that just means conservative investor underwriting, but most things right now are winding up in the high 6s on the low end (well qualified borrower, sexy property like you describe), mid 7s on the high end.

I'd expect rates in the low to mid-teens depending on LTV and credit.

I'm doing all I can while working full time and raising two very busy teens with sports, etc

boys or girls, toddlers or teens, scary or imaginative.

Not sexy stuff by any means. 

I think not.But a golf cart with less safety features, uncapable of traveling speed limits on roads, no doors, children often traveling without car seats or boosters (that people spend hundreds of dollars on to keep their kids safe in the car), kids/teens/drunks driving illegally, etc.It's providing a vehicle for use, even if it is a "golf cart."

My deals aren't super sexy for returns by they do not have to be.