For me, it is and it's just the cost of doing business. 

my research shows 2.99% fee with Debit or Credit card to tenant if they pay use these forms of payment.

It was a spec/investment project for me.  

https://docs.google.com/forms/d/e/1FAIpQLScJ6HcyRJGSLyP9_xX5...

Perhaps a bank statement HELOC would work for me... still figuring that out.Any other creative ways to get money for a rehab? 

People with good incomes have historically done well in either the market or real estate over the long term.For myself I cannot stomach the gyrations in the stock market so for me RE is less risky but I am not living entirely off it either. 

From the TREC website:Form Name:One to Four Family Residential Contract (Resale) (Form ID: 20-14)Effective Date:02/12/2018Description:  This is the most frequently used contract form. 

What works best for me with 400 units may not work well for you with 100.

We don't use a form.

As much as I hate annuities, you might speak with an annuity agent about the employer awarding a bonus in the form of a single premium deferred annuity invested in index funds and that you do not have the right to access until a date certain and then a full payout over time.