@Adrian Stamer I am not attempt to "rock the Rule boat."

you could play the arbitrage game and borrow at 4 or 5 on your heloc then use those funds to invest with a really good HML in Bend that is doing short term flips probably make 10 to 12 gross and net 5% to 7% on your arbitrage..or you could just use the money for quick turn and burns.. if you have the band width to do those.. 

This strategy seems to be pretty rock solid as long as you don't over spend.

This strategy seems to be pretty rock solid as long as you don't over spend.

There's a small pond on the land, but most of the 'wetland' is just due to elevation and it runs in a narrow band diagonally across the nearly square parcel, dipping the most in the center where the pond is, the rest is dry most of the time....just not build-able where zoned wet. 

Sometimes I rock out to Steel Panther and pretend it's 1984.

To suggest that the sellers do not know about real estate agents or the mls is a person living under a rock and doesn't leave that rock ever.

Now you're caught between a rock and a hard place...It's a valid strategy, but should not to be taken lightly and isn't all roses. 

Investment Info:Single-family residence hard money loan investment in Little Rock.

B and higher assets didn't cf enough so weren't on my radar.12 or so years later, I won't pass up a good cf deal, but can 'rationalize' purchasing higher quality assets with shorter mortgage terms for the equity capture and eventual high IRR.