It could just be a simple consultation that doesn't cost much.2.

If you use an Hard money for an investment it will be loaded with fee's pay points and high rate.Primary home is a simple DPA program either through the State, County or like CHENOA. 

Keep it simple stupid!     

Simple math really.It just has to make sense and to Gino's point, as long as the numbers work and you can pay back the HELOC, why the heck wouldn't you.To Greg's point, buy the asset and then stabilize it. 

If you think not having the headache of vetting a new market and finding new property management makes more sense than the possibility of appreciation in a different market then you have your answer and the simple solution works best for you.

Plead, "I didn't know I couldn't do simple work like this in my own home.

It's simple enough to get your GC license in Philly and if you have the experience, you should do well running your own jobs. 

It's amazing how often people miss this simple step.

If they plan on doing the sales themselves than we charge 10% for any project over $2,500 but we don't charge for simple projects like AC's and roofs.

Simple law of supply and demand.