Owner financing and HELOC on personal residence How did you add value to the deal?

It is not your responsibility to house this person's items indefinitely in your rental. 

these investors were all chasing easy OOS cash flow:https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/52/topics/1010977-12-00...if you're serious on investing in an OOS market i'd pick one, get to know it, go to it in person, and build a team, and then determine what would you need to do to get a good return in that market. 

Geez, there’s so much opinion, emotions, beliefs, and personal experience in this thread.  

I would personally roll the dice on the rental and see where it gets me if you don't have to sell at this moment. 

Average person can't visualize how to fix it, but you can (create an extra bedroom for example)3.

Investors want a person that they consider a good "business partner", but most of the wholesalers I see come of as borderline crimnals.

To establish a 50-50 ownership in both the property and future profits, you'll need a formal agreement outlining each person's contributions and rights.

Additionally, an LLC can make it easier to separate personal and business finances, simplifying tax filings.Quick Tip: Work with a tax advisor to determine whether an LLC is the right structure for your investments.4.

Many are personal friends of mine living just 40 minutes south here in San Diego.