Understand that and be a realist.

And no one is being negative, they are painting a realistic picture of the outlook for you.

This isn't realistic because all properties are appreciating in such a city.After one year: $400,000 x (1 + 8%)^1 x 75% - $300,000 ≈ $24,000After two years : $400,000 x (1 + 8%)^2 x 75% - $300,000 ≈ $49,920After three years: $400,000 x (1 + 8%)^3 x 75% - $300,000 ≈ $77,914After four years: $400,000 x (1 + 8%)^4 x 75% - $300,000 ≈ $108,147So, after four years, you can use the proceeds from a cash-out refinance to buy your next property.

In my area, they appear to have more realistic prices than other wholesalers I follow. 

If you don't see a realistic path to getting the HELOC paid off 12-24 months after you take it out, I don't love the idea. 

Your assumptions of 8% rent growth and 10% appreciation each year don't seem realistic.

Planning for a full renovation from the start is a smart move because it gives you a more realistic view of your budget and timeline, and it allows you to aim for the highest ARV without cutting corners.As you move forward with this flip, make sure to track all your renovation costs closely, since it will help you with more accurate estimates on future deals.

Building a solid team is a smart priority, as real estate investing is much more efficient when you have a trusted group of professionals→ agents, contractors, lenders, who understand your goals and the local market.Your plan to own four long-term rentals in the next four years is both realistic and attainable, especially with the type of property you're targeting.

My goal is to avoid getting into something with crazy high interest rates, but I’m also realistic about needing to be flexible given my unemployment.

We are paying $300k for the land and as a builder my costs are lower but let’s use retail so it’s safe. 900k build so a grand total of $1.2milIf you put 20% down and refinance in a year from now at 5.9 (realistic to me) that would be $24k net after taxes, 7% put for capex and repairs(it’s new), and insurance.