I fear i may be a bit aggressive on my allocation (i fear i am more likely low than high, i like my underwriting to be conservative).  

I would look for a bunch of Sub To Deals with 2-3% interest rates ...... then rent out for cash flow and huge equity build up when rates are really low (check out amortization schedules and compare 2-3% vs 6-7% with the same balance and length of time - check out the principal portion each month - the lower the rate the higher amount goes to principal PLUS better cash flow).

In no particular order I have listed some of the most popular markets for out of state investorsCincinnati, OhioDayton, OhioToledo, OhioYoungstown, OhioCincinnati, OhioMemphis, TennesseeSaint Louis, MissouriIndianapolis, IndianaDetroit, MichiganErie, PennsylvaniaLouisville, KentuckyMilwaukee, WisconsinJackson, MississippiEach of these markets is popular with turnkey investors because of the low barrier to entry, high rental demand & high rent to price ratio.

Many investors don't realize they've agreed to dump more money into the syndication if it runs low on cash (capital call).

It could be unbuildable.did you go look at the property at all, or did you bid blindly based on the assessed value and threw a low bid at it.

You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

I do think i'm going to just have to bite the bullet and offer it for pretty low. 

Here is south Florida the market is so competitive prices are going up so fast with low inventory.

I am sure you have a low first rate and that is more than likely why you went with Helocs.  

Hello,We recently bought this 16 bedroom, 4 bathroom motel type room-in boarding house in a low income area in Syracuse.