There is a little headline risk with Caterpillar, but if I was looking to invest in inexpensive homes, I would at least look.

If it isnt suitable for stain you could inexpensively recarpet.

I have read a couple of articles that bemoan that homeowners in expensive locales will suffer, however little to no impact to less pricey areas and a net probable boost to landlords.Live in flips will certainly be less profitable if the capital gains exemption increase from two to five years! 

Other issue can be corrected relatively inexpensively compared to a septic problem.

For instance, in my county you can do a search through the courthouse website's link to some 3rd party site for lis pendens notices that have gone out in a given time frame.

Hopefully the time frame is closer to 6 months, I don't want to renew my apartment lease.  

In my mind, the easiest way to identify the best Self-Directed provider is by making the SAFE decision; an acronym that represents the provider's Specialization, Account fees, Funding time frame and Education.  

One might be able to make a good case that looking forward 10% is a little optimistic, but the CAGR on the S&P itself or an equities-heavy basket of ETFs usually comes out around 8-9% over a long enough timeframe iirc. 

Or 2) You are planning on paying the HELOC back in a short time frame using BRRRR, syndication, sale or other takeout. 

I have fronted 150k in expenses.