she told me she was doing research and fighting a lot to get me the HELOC (hate loan officer when they play the heroes when they are just doing their job, no all of them)are Bank or Credit  union promoting very low rate Heloc to attract customers bit most them don't qualify?

Here's where my rabbit hole of a thought process comes into play.  The

Don't try to play the "all or nothing" game.

I am curious how you determined the expenses though since usually the OM's down play the numbers and its not until underwriting where you would realize it.

Before the money even comes into play the person has to create/find the opportunity.  

I still play the GC role for buddies who have property in Raleigh if i have extra time, but i don't waste my time looking in raleigh anymore, i can find desirable lots cheaper than 150.

I try really to vet people and check social media (which has saved me MANY times prior), but sometimes they move in and play the ESA card.

Most of the investors that are looking for flips that appeal to most buyers in the $600k ARV range are willing to take profits of $45k (7.5%) as they play the volume game.

However when running a business it's best to play the odds.

Since the ordeal of 08, we all know how particular their processes has become; therefore I have to play the game.