I would have to say TBD on this one as well, I am a Property Manager and will be managing my own property and utilizing all the systems we have in place at the company so It took a TON of weight off my shoulder.

Of course, by putting something on the sellers shoulders you make the offer less satisfactory, and will need to offer more to compensate.

I wouldn’t want that risk on my shoulders at all.Second HELOCs are usually callable, which means your bank can call the balance due whenever they want.

What animal is that on your shoulder?

I wish I had a head on my shoulders at 18! 

  :)If your interest is buy and hold, read the paper I wrote for a business model linked off the 1st paragraph of my profile;  How to buy a bullet proof rental portfolio.To come closer to answering your question;   Good deals are found face to face with owners;   Go to youtube.com and put in these searches:   "door knocking",   "driving for dollars",  negotiating with sellers.Before you ponder getting a hardmoney loan and buying some deal off a wholesaler you need alot (alot) of education and an experienced fliper to look over your shoulder. 

Even though you are new to the business, make sure that you are doing everything with your head straight on your shoulders because you don't want to be accountable for a property when you can't close on it and then everyone treats you poorly and you diminish your rep because of a hiccup and not knowing what you were doing.

Seller agent responds that our offer was received and forwarded to bank. 2 days after our deadline my agent contacts seller agent who simply shrugs shoulders and says she hasn't heard from the bank.

I'm looking for a mentor who wouldn't mind me looking over their shoulder.

Considering the short duration of his tenancy and the newness of the rehab, it would be hard to place this burden on the tenant's shoulders legally or morally.