thxCarlos Richardson Mathematically this normally makes sense but I get nervous giving people advice to do this. 

A lot of people are not good with money, plain and simple, and a lot of times those people are our children, siblings, or parents.

Sounds like if you know and follow the rules you should not only be OK but pretty well insulated from competition (people swarming in and oversaturating)

So when you close with people, you'll have a chance to scale. 

I’ll be sure to get the survey over to you shortly.I completely agree—it’s always best to approach a deal with a clear offer in hand and come to the table with something rather than nothing.Some people have advised against tying up a wholesale deal first and then scrambling to find the right buyer.

I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?

At least that is what I hear from people looking I don't know MTR in phoenix.

I have also been told by multiple people that I should create an LLC or Trust. 

What is common and what people expect and by people I mean the people who would live in that finished unit not the peanut gallery.

Very nice people there in that neck of the woods.