I just bought a similar deal in Columbus 16 units total spread amongst 4 parcels next to each other. 

only you know (or should know) what the numbers are.Obviously the “cash flow” would go towards paying back the HELOC, so we wouldn’t see any of that income for a couple of years. and if you're just paying down the interest on the HELOC and not the principal, then the HELOC will still be due in its entirety after the draw period ends. make sure you are looking at this accurately.We just always hear about people getting started buying their first property, and even on a lot of the webinars we watch they run the numbers, get a couple hundred dollar cash flow deals and call them good. yes - in a lot of cases this is because (1) the assumptions are unrealistic, (2) the buyer bought when interest rates are a lot lower, (3) the buyer is spreading repairs, management and other costs other an entire portfolio and not a single property, (4) the buyer is managing themselves and doing all of the repairs themselves, or (5) some combination. 

Also, good luck finding a 50k spread on your first flip.

At least spread the fee out over the tenancy, standing behind your placement choice.  

I'm in the Phoenix market, you can still find good prices off/on market and get good spread on deals all over out here.

It looks like you have a healthy spread from purchase to ARV. 

In today’s market you need a GREAT spread between your purchase and ARV values and that isn’t the easiest thing to find in a high market. 

A .5% post-tax "spread" between highly volatile projected stock market returns, and the guarantee of a 7% return (by not having a mortgage payment) just makes no sense, to me. 

Right now, the buy-in is so high in NJ, they are locking up deals at prices that aren't sustainable and chasing spreads that are way too big.

After taxes and fees, and depending on if you plan to depreciate it at all, you may not have to pay anything or much in taxes. 7-22k spread minus closing costs (also the eviction costs are a write off as well) isn't going to be too much in taxes depending on what you decide to do.