That is an upfront game plan with numbers that should be somewhat fail proof if done correctly.Lastly dont forget that 85% of people who take out a HELOC end up doing a refinance within 3 years to consolidate into one loan. 

That is not true.

I agree with @Michael Baum, are they true comparables? 

I’m based in Houston, TX, but I know how critical it is to find someone on the ground who’s a true investor ally, not just another agent.

Quote from @Jonathan Greene: Quote from @Jamie Parker: Quote from @Jonathan Greene: Those are video game calculations.

I knew that was not true because I had paid $780 a couple months before on a property in the same area and also my realtor told me that her clients had been paying that lower rate.

Nothing worth it is every easy when you start out....if it seems too good to be true, it probably is. 

Your true return has to be risk adjusted.  

I enjoy college football, video games, and lifting weights. 

This isn't true. there are lenders that do 80% cash out refinances - DSCR isn't the only loan type you can close in an LLC to get 80% cash out...and there are many lenders where investors can get 0% origination fees --- keyword here is "lenders", not brokers.