With $50,000 available on a HELOC (floating interest rate) Would it be better to do a small scale fix and flip or 2 to raise capital to put as down money on a turnkey rental or would it make more sense to put about 20k of my HELOC towards a down payment with a reputable turnkey company in Memphis TN on a SFR (Midsouth Homebuyers) I know a lot of investors are interested in long-term cash flow over short term capital gains for various reasons.

I think you need several things:1) Good credit score2) A bank willing to lend with investment property as collateral3) Equity in the investment property (my bank will do 80% LTV)Terms right now are 4.25%, but the rate floats so you might want to watch that given rate increases going forward.

I currently have a rent payment from my tenant floating around somewhere besides my bank account.

I hear there is something floating around but it is not official. 

If you don't, they have a decent amount of float on your equity to get their cash back even with the costs of foreclosure.We haven't seen a run up in high interest rates for a long time.

I tell our homeowners this all the time, floating floors go down quickly once you get past the first two or three courses and get your spacing down, the bulk of the cost is in the installation.With regards to your quote above, as a Class A General Contractor in Washington DC, we'd charge the below:Living Room/Hallway:  ~$2,550,  if you go directly thru our flooring subcontractor you are probably closer to $1925.Hardwood Refinish: $3,050 (GC), $2,300 (Flooring Vendor)Bathroom (Assumes Toilet is Pulled): $350 (GC), $265 (Flooring Vendor)Kitchen: $1550 (GC), $1150 (Flooring Vendor)Basement:  $3120 (GC), $2,350 (Flooring Vendor)Total:  $10,620 as a general contractor, If you were to go direct to our flooring vendor it'd be closer to $8,000Based on what I know our flooring contractors pay for the work, the sand/refinish at $6/Ft may have a little wiggle room depending on the company's structure and overhead. 

I’m sure that your unicorn (attorney) is out there.If getting an attorney should still continue to prove fruitless, I’d start (politely and business-like - not to be confused with hat-in-hand) at the $2,000 figure that either of you has already “floated” in your “negotiation” with the tenant.

A slow drip from a faucet or an occasional sticking toilet float may not warrant a call to a landlord for repairs, but they might mention the problem in person.

Some good, some bad, some drive me up a wall.Yea, you know the old joke that the rest of the state wishes Chi would break off and float away :)

Your guy should have pointed out that removing the vinyl was not necessary and also that it does in fact make a good underlay for the floating system.