You're not getting people moving there that can commute to anywhere. 

Realistic because I see people do this all the time, but hard because the amount of deals and capital it takes to get to 10 K passive per month is no joke.

If what you say above is true then 1M people of fb need a license. by the way, I thought you were an attorney.

Don't just look at the area overall and listen to people say its oversaturated and things are down. 

If not fixed I have seen people sell for double what the work is because they need to take on the project once closed. 

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

I wouldn't say that people in general like one type over another, but rather people in general cohorts (single, married - no kids, married - with kids, etc.) tend to gravitate towards certain types of properties based on their lifestyles.

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?

Very few people are offering a GUARANTEED 7% return.