Thinking of paying a couple off and doing the velocity game, but am concerned  about having go to banks with hat in hand and pay $4k - $5k each in fees.  

The whole exciting part of BRRRR is that you can repeat the deals with high velocity.

@Thomas Tsitouridis Pulling the cash seems like a sound strategy to create velocity with your money and go do another project (maybe not the same one... perhaps HML will yield better terms).

@Prash Manohar east and southeast Austin are desperate for some commercial development, so Velocity will be a welcome project.

I am interested in BRRRR with the HELOC to maintain velocity of cash or down payment with the Refi. 

Affordability, Net Migration, Days on Market(velocity of inventory) , % of Distressed Sales, and a few more.

The velocity of money is much higher when you look at all the returns that you can get from a transaction.

Responding to your inquire for lenders, Velocity Mortgage Capital.

There are some creative things you could do tax wise with your situation.Look at the tax consequences of buying a note using your money versus borrowing the money.You are looking only at return rather than taking into consideration velocity of money.

I would rather take the money now from flipping to an end buyer and put that to work to increase the velocity.