I advance them to take on new projects and crash the debt with rental revenue along with any sale or cash out refi proceeds when the rehab has been done.  

This strategy worked great during the crash when banks couldn't keep up with the foreclosures.

Ronald that would have been about the time everything crashed. 2006 was still good . 2007 Sh#%t hit the fan.

Our clients with crash pads have done well with Quickbooks Online.

Nobody with BP is going to tell you that we are at the top of the Market and going to have a Real Estate Crash.

On the other hand, mortgage rates will likely go up, so waiting for the next crash may not be the right approach either.

Flipping is rampant and San Diego is approximately 5-10% off the peak at our last housing crash.  

If you and your partners are interested in the 5+ unit side of multifamily / apartment investing, I would highly recommend the following 4 books:1) ABCs of Real Estate Investing by Ken McElroy2) Wheelbarrow Profits by Jake Stenziano & Gino Barbaro3) Multi-Family Millions by David Lindhal4) The Complete Guide to Buying and Selling Apartment Buildings by Steve BergesThis will give you a "crash course" in apartment investing.

We work with a lot of duplex buyers in Milwaukee and we have a mini-crash course for our clients to provide the few bits of information you need to get optimal results.

ELOC's were super common back before the 08 crash as people took out equity.