Even if these people know their property is worth more, there is sometimes that one owner that wants the windfall of cash they have coming and will take that low offer. 

But it's not selling, even while we offer seller financing.

If you own a business even if it's a pass through LLC for your real estate you have to file a BOI Report by the end of this year.BOI stands for Benefit ownership information. 

Even then you would still need to actually go get the license and maintain it.   

Even if you are doing volume, why would you waste your time and not delegate?

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?

My equity position is up ~$1m above cost in 3 years (so i did fine even with poor cash flow, it was not negative beyond year 1).  

Even though I know you’re writing tongue-in-cheek, @Scott Trench, I think it’s a great idea.

Real wealth is built over time with consistent effort, even when things are difficult.Increase earnings, reduce expenses, save, invest.

Everything would be in your name and he would be at risk possibly even with a legal agreement.