Hi Joe,Using a Home Equity Line of Credit (HELOC) on your primary residence can be a practical and low-cost way to fund flips, especially since the terms you mentioned include only a $200 yearly fee.

On paper returns, look excellent but when you put it into practice, you don't seem to get the same kinds of returns. 

Is this a predatory practice by PMs?

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

In practice, this could mean 5 extra days that no rent is collected.  

Those of us who have build investment assets, businesses, professional practices, etc. understand how much time, effort, planning and capital it takes to “scale”.  

The number crunching is probably the easiest part, whereas the networking and deal sourcing are all skills I'd need practice with.

Starting with three T-12s from properties of a similar size and market is a fantastic strategy, and I’ll definitely take your suggestion of setting aside time to really dig into the details.Thank you for the encouragement and practical tips—it’s advice I’ll take to heart as I move forward.

However, many times its just not practical or cost effective to put the work into it because in many cases its not easy to do.

Income, expenses, and distributions are automated and visible to all investors, minimizing the risk of manipulation.This model isn’t for everyone, but it’s a way to give people passive exposure to real estate without the complexity of ownership, while allowing property owners to raise funds without giving up control.Would you see this working in practice?