that's $100K+ in cash PLUS a solid plan to achieve for that return. 

As I settle into the new year with my game plan Im curious to know what Margins investors are looking to receive in this market.

The biggest factor will be how long you plan to own the property or when you think you may refinance.

You haven't told us anything about what you plan to do after purchasing the property, so it's not clear how important interest rate is in the long run. 

I would focus on homes with dysfunctional floor plans.

Habitutal seems the better plan unless the amount owed to you exceeds what you expect they can pay. 

I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

I don't understand why  OP wouldn't just  either execute the plan as layed out, or.....just flip em or keep them and rent.

And the interest on the HELOC is usually higher than on the mortgage.As I demonstrated before, you will get ahead if you would put that additional money directly into the mortgage principal instead of using a HELOC.Velocity banking is fine for people who can't budget as it give them a plan to follow and force them to save more.

If you sell, consider a 1031 exchange to defer taxes if you plan to reinvest in real estate.