KNOWING real estate (or delivering babies) is a requirement for an expert. 

Lots of investment in the region as well so hopefully quality job growth will continue.

My sacrifice… no haircuts and no fast food. 1 job full time, 1 full time side hustle. 0 debt at the time other than student loans.

Some of your requirements come across harsh.

I have focused my research on house hacking due to the lower upfront capital requirements with an FHA loan.

If it requires a mobile closing we use Michigan Investment Title because they willclose anywhere at no cost unless it's a ruralarea but downside is they require wires for everything which alot of title companies are starting to require anyways.

I stack cashflow for capex and repairs because I have a decent W2 job that I live off of. 

@Jennifer Fernéz I run sum numbers for you with our tool, see comments and pics below before refinancing and post refinancing .Financial Breakdown: Purchase Price: $200,000 Mortgage (LTV 80%): $160,000 Interest Rate: 6% (30-Year Amortization) Mortgage Monthly Payment: $959Upfront Costs: Down Payment (20%): $40,000 Closing Costs (3.5%): $7,000 Renovation Costs: $15,000 1 Month of Carrying Costs During Renovation: $1,548Total Upfront Required: $63,548Year One Rent: Monthly Rent Income: $2,000 1 Month Rent Losses during renovations (-$2,000): -$167/month distributed over 12 months Total Rent Income: $22,000 per year => $ 1,833 per monthMonthly Expenses: Mortgage Payment: $959 Property Tax (Assuming $3,000/year): $250 per month Property Insurance (Assumption): $100 per month Utilities (Hydro, Gas, Water): $275 per month Assuming 5% Vacancy: $92 Assuming 0 % Repairs & Maintenance first year because unit has been recently renovated Total Monthly Expenses: $1,676Monthly Net Cash Flow: $157Post-Renovation Refinancing Strategy after 12 months:So far, we’ve purchased the property, completed renovations, and rented it out.Next, you can approach the bank for a refinance to consolidate a portion of your initial investment into a mortgage.

Here are some reasons to get the ball rolling:Thriving Market: Florida's population continues to boom, fueled by warm weather, a strong job market, and a business-friendly climate.

It is also important to consider the transactional fees associated with originating the HELOC, whether an appraisal is required etc.