A client can close on a new property with us in less than 45 days so no long closing or pre construction risk anymore with our program.

Because buying a house in excellent condition and then totally changing the layout can be expensive, especially if it's involving load supporting walls. 

But unless you have nothing you do risk losing what you have. 

Meaning that if you fund a $5K EMD and then decide not to close you lose the EMD, or you pay for an inspection up front and risk missing out on the deal while you're waiting for the report.

At the risk of overgeneralizing, I will put them into categories:1 - The close to home folks - For many this purchase is large and perhaps a bit scary. 

You don't want to risk killing the goose that lays the golden eggs.

If you go this route, make sure there is a very very very wide spread because it's so high risk and easy to lose.

If they are making so much money why are they not being responsible to do what they say bi am shocked so many people involved in this but I am not alone.

I also wouldnt let your mom go into 2nd position on an investment property with any sort of restructuring; it doenst sound like she's in a position to risk being wiped out.Overall, though, if you want cashflow on the new property but cant achieve that after a refi into a market rate loan, it probably makes more sense to just flip it, pay off your heloc and your mom, and use the remaining capital for the next deal.

@Adedotun Kembi Most lenders will only lend a total of 65-75% on a rental and at much higher interest rates due to the higher risk.