We see things get a little wild when landlords are not truthful about the sale and/or expectations.

@Eric Andersen the short term rental market in DFW market is still in the wild wild west stage.

HELOCs are more of a banking product than mortgage product and so the rate and terms can vary wildly from one institution to the other.

Any suggestions would be appreciated, Thank you.Side note: Wild Idea, convert detached garage into a living space and move in there. 5k-15k for renovations....

If you look at margins nationwide California,Parts of Florida,New York,etc. are all speculative.I remember a 4 or 5 years back in Miami there would be only so many condos being built and sold in a development.The investors would pay a homeless person (no joke) 100 bucks a day to stay in the line for them.They would buy up units and then immediately maybe in 1 to 2 months flip them for almost double.The markets were totally crazy then.Same stuff in Cali where brokers were telling me trailers were going for 750,000.So some of these investors that bought and made a ton along with foreign investors are ready to play the speculation game.They are not really in it for the cash flow.They already have a nice portfolio and chunks of cash to allocate funds to speculative investments and if they don't all margin out they will be fine.Speculating is fine if you have the money to lose and still be flush with cash.So these speculative markets have very wild swings in values.First to tank down hard and first usually to start going back up.In Georgia we have more moderate peaks and dips.So with some appreciation back but not huge swings in the future you need the cash flow as part of the deal.I don't like speculation just the hard numbers.I will speculate to a degree on land for future commercial development but I won't buy a house that loses money every month just on the potential of appreciation in the future.

Nevertheless, these people can give you a much better idea as to a property's market value than just you making a bunch of wild guesses without any outside input.

Just a wild guess but is this what a "trust" fund is? 

Projects we have done includes Kroger in Galveston, and Buffalo Wild Wings on I-45 North.

You don't simply come up with some wild azz plan that might be agreed to, going that direction you'll be guaranteed to miss compliance requirements, guarantee you that you'll mess it up.

The Philadelphia market is broken up into different neighborhoods, and the market can vary wildly from section to section.