@Ryan Gyllenband@Mauricio Blanco@Manny Raimondo i am in Houston and i got it on my investment property, the key is they dont call it HELOC you need to ask for just line of credit. i got it from Trustmark bank. if you are in Houston let me know i will direct you to the branch that i am banking and you can mention my name. they know me :) 

Every investor wants a 10% cap, but what, in your experience, is the current realistic cap for this retail chain purchase?

One specific branch was doing it in Hawaii for a short period of time, but then they stopped.One way to get around this is to find some way to come up with enough money to finalize the sale through cash (e.g. - borrow money) and then just refi that money out via the HELOC to repay that debt.  

Pete initially and once I feel comfortable with the process, I can start to branch out to outside the area and even the state.

Its my house not yours we just allowing some design choices not what components go into it.along with the supply chain is still not perfect we may need to swap something out to keep project going.

I'm hoping to branch out into additional investment properties but the $1k/month that I'm seemingly throwing away makes this difficult.I thank you all in advance for your thoughts and feedback.

They NEVER EVER cut the grass so the weeds are all over my backyard chain-link fence that divides our properties. 

Good news is that we have one signed LOI already and negotiating on another one - a major national chain.

You agree to pay the monthly Rent indicated above via deposit to the following checking account at XYX Credit Union: account # 123456; routing # 123456  (nearest branch is 123 Main Street, CITY).

I am eyeballing my first Air B & B in Fox Lake, or neighboring town, on the Chain O'Lakes.