It's the safest way to start and it's a guaranteed profit when you get the right deal!

HELOCs are not available because they are residential loans guaranteed by individuals and what you seek is a type of commercial loan or credit line which are available to seasoned companies with proven financial track record.

Your LOC at 4% over 10 year am. period is $101/mo payment. 3.

The biggest question you need to ask yourself is if you are doing this to afford a property you otherwise couldn’t afford or to save money period, that will lead to very different conclusions about where/if to buy. 

I know there's seller finance and "B" lender that are good for the short term, but if a balloon payment is due say in 5 years, there's no guarantee that my DTI would be in a better place then I'd be stuck without funding. 

@Jeff Nash, noted the two year period. 

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You aren't guaranteed ANYTHING!

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 How long is the moneyback guarantee good for?