What size deals are they looking at?

The highest rate we offer is 13%, I don't know how you'd do a 15% rate, those coupons aren't selling in the secondary market.It's not a one size fits all whether a HELOC or Cash Out is better.

Lenders who lend in this space lose money on loans of this size...and very few are willing to lose money. 

We've got expenses dancing around $2-3k per month, a modest $10k stash, and a student loan payment ($725/month) the size of a small country's GDP.

It depends on the market, size of pool, type of pool (liner, gunite, fiberglass), insurance at your location, availability of qualified pool techs in your market, indoor or outdoor (seasonality or year round), heated or non-heated to just name a few. 

Now let's say that accounts for JUST $50mnth 1st yr and only grows at $50mnth each yr, because of the amortization curve (no, I don't feel like pulling out the chart and doing this full-out for real'sies)- That's $9k "profits". 

This could cost 10,000 or more depending on your budge, size of unit and quality furnishings.

Since Detroit seems to be a subtopic in this thread, here's an actual historical population chart showing a slight recent pop increase of 0.2% for current 2024.

A Comprehensive Guide to Homebuying, it's essential to be thorough and methodical to ensure you're making an informed decision but draw boundaries, it's okay to open built-in closets and kitchen cabinets to assess the property, However, respect the seller's privacy by not invading their personal space, such as medicine cabinets, storage boxes, or clothing drawers,Interior:Architectural style.Bedroom and bathroom count, size, and location.Closet and storage space.Number of floors.Sightlines and general floorplan.Appliance age and condition.Light switches and socket count.Plumbing and water pressure.Natural light and views.Noise levels.Stairway width and type.Porches and decks.Garage and parking capacity.Proximity to neighboring homes.Remodeling opportunities.Exterior:Roof and siding condition.Landscaping and outdoor maintenance needs.Additional Considerations:Take notes and photos during the tour.Use your five senses to assess the home's condition.Ask your real estate agent questions about the home's features, flaws, and market conditions.Red Flags:Overly scented rooms.Water stains and damage.Lack of maintenance.Foundation issues.Sagging ceiling.Fresh paint that may be covering up issues.Final Tips:Be prepared to make multiple offers before finding the right home at the right price.Stick to your budget when making an offer.Don't overlook potential red flags just because you love a home.

There is no "one size fits all" answer here.