Obviously the net number is what's most important to sellers typically but I have found escaltion clauses and offering free rent backs to the seller are just a couple of ways to make your offer stand out. 

The city has a few popular vineyards and every year a festival is held where roughly a quarter million visitors attend. 

A 1031 exchange is NOT available for owner occupied property so that’s the bad news.The good news is for owner occupied primary residences, for married couples, the first $500,000 of pain is tax free.No need to worry about a 1031, live in the house, sell it, use the $500,000 exclusion and you pay KP tax on whatever profit may exist,2.

I just attended a webinar and the attorney made it very clear that it would.

This is because value-add properties, especially those built in the 1960s to 1980s, typically take a couple of years to stabilize, particularly in today’s market conditions.

I also have learned Memphis can be quite spotty (a dangerous block can be just a couple blocks from a good renting location so you really need a boots on the ground agent/team that you can trust). 

I got a couple of deals but lost money on the marketing campaign.

A couple of other folks have mentioned this, but the TREC forms are absolutely available for anyone to use.

We only need 12 months of housing history and proof of rent payments.The DSCR market has evolved a great deal over the past couple of years, which has opened up access to more investors. 

I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?