I think it is best for me in my situation to use an all cash offer, and I don't rent back to distressed sellers.  

Your best security is your neighbors , they are right there and see whats going on at your property .   

Best of luck!

The top closers, the most successful investors, and the best deal-makers all have one thing in common:They wake up early.

I obviously want to get the best tax benefits and write off the expenses for the house and repairs I have done.

Whether you spend time networking, reading books, watching videos or connecting on bigger pockets or if you spend cash hiring a mentor, maybe partnering up with or doing free intern work for a real estate investor; whichever route you decide to go investing in yourself is one of the best investments you can make. 

What is the best area in Birmingham to invest?

With the idea you get your 6k back when fund deal/deals  MLM all the way sell the futures and the deals that Cogo did pay me off on as you stated took forever to fund and the rates were even higher than mine :)  Its just a very good Guru selling his stuff we all know they make the money selling the 6k how to become a lender. :)  

Heloc’s are best utilized with a short term strategy, ie flx and flip, to BRRRR, etc.

Nobody wants to be around people like this, so I’ve had to lower my rent drastically and have a high turnover rate here.