What’s the timeline for using the HELOC funds, and do you have a plan to pay it off within that timeframe?

I'm going off the understanding that you still need to spend 500+ hours in the business to achieve material participation (please correct me if I'm wrong). 

@Robert Quiroz I think all of the factors you have listed might contribute.So I’m not going to comment on that but I am going to comment on an assumption you made.If 85% of rents are below market on deals you underwrite then those contract rents are probably THE market rent.You can’t just go based upon area median income to rent ratio.First off urban areas are oftentimes street by street, block by block.

Looking to bolster my off market lead flow.

Hats off to you for your diligence!

Also, if you buy using a hard money lender or cash, Zach Starnes can do re-fi's off the appraised value shorter than the typical 6mos and then you might not need any money down if you buy at the right price.

Renovation cost is roughly $30K.I guess what throws me off is that you say Cash invested: $60 

Your host's (Abby's) half-naked profile pic is very off-putting.

With all the vegitation burned off the hills . 

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.