Say you profit $200/month and you have a $20k HELOC. 100+ months to pay it off - not a good idea. 

Have you thought about the types of properties you want to invest in and the strategy you want to use to make a profit via said property?

Make sure your first property has no long-term cap ex coming like roofs, furnaces, sewer, etc so you know you won't get a 10k bill when you buy another one and lose profit on all across the board.

The Roth IRA and his money partner agreed to split the profits 50/50.

This guidance is essential in a market where not every property will yield profitable results.Furthermore, having a reputable lending partner can enhance an investor's credibility with sellers and real estate agents.

Values drop, sometimes drastically, rents go down as quality of tenant declines; cost of operstimg properties increase, and governmental interference, especially in the form of rent control, can slash values and profitability severely. 

One side of the highway can be more profitable than the other. 

I know it is profitable,

Favorable Fees and Profit Splits4.

Turnovers crush profits, so I keep these people in for cheap and they don’t bother me for much.