Here are five dangerous provisions to watch for in an Operating Agreement:Dangerous Provisions to Watch:Authority to incur debt without investor approvalPower to make loans to other entities/projectsAbility to cross-collateralize with other propertiesPermission to use investor capital for other venturesCommingling of funds across different projectsWhy These Are Potential Ponzi Indicators:• New investor funds could be used to pay existing investors• Project-to-project lending can mask poor performance• Cross-collateralization puts your investment at risk for others' failures• Commingling enables masking of financial problems• Lack of project segregation enables fraudulent schemesProtective Measures to Look For:Strict single-purpose entity requirementsProject-specific bank accountsDebt limitations and investor approval requirementsProhibited related-party lendingClear fund segregation requirementsProfessional Best Practice:Request bank statements showing separate accounts for each project.

One suggestion to consider as I mainly do BRRRRs as well- find a local bank or credit union in the area you plan to buy that offers construction loans.

As a new realtor (and student) you probably make below 80% median income which might help you qualify.I work with Finger Lakes Federal Credit Union (for my primary) and Lyons National Bank (for my investments), both will probably be able to help you navigating downpayment assistance and your situation. 

Well, not so fast.For every successful flip, there is an account of some nightmare project that sucked the bank account of someone dry.

Bank won foreclosure in 10 months so luckily it cashflowed as well as it did. 

I grew up in the land bizz  currently building out a 75 million dollar housing project in Oregon that I own and developed  I bought the dirt  7.5 mil cash and did all the horizontal in 3 phases about 2 mil per phase for development costs ( these were bank loans) then same bank gave me vertical loans and well we are down to the last 17 houses of which I have 11 presold and closings every two weeks for the next few months ..

As a Mexican realtor, I’ve worked with clients alongside an accountant to simplify the process, including setting up the necessary bank account for rental income.Let me know if you'd like more guidance! 

So does anyone have any guidance and ideas or know any banks that do rehab loans were all the money including labor is upfront and then we pay a monthly?

Would banks typically provide a HELOC on an investment property, and if so, what terms should I expect?

You can generally achieve better bank leverage and has a lower barrier of entry.