From that being said I wanted to get some feedback on my current flip to uncover some possible opportunities that I may have not thought of.

@Page Weil Cash-is-cash...so to speak...sounds like you are paying directly from the HELOC account...rather than taking the cash from the HELOC and dumping it in an unrelated checking account...irrespective, the lender will likely uncover where the funds came from in their due diligence.

I would say if you are just buying for cash on cash return, then it could be very hard to compete with the buyer who figures that 6 to 8% return is really 15% with the blended return (tax savings, appreciation, equity gain through tenant paying down mortgage and hedge against inflation).

They can also uncover some "not so obvious" signs as well. 

The reasoning that was shared is that there is not currently any means to have the renter enter into an agreement with the HOA and there would be uncovered liability. 

If you were thinking about purchasing a house like this, and your inspection uncovered these issues, how would you account for it in your offer? 

The investigation may uncover other problems and even cause them to lose their license which would protect other investors.4.

I stay away from those as a sponsor because even if cap rate blends up and you eek out a little upside in so many years after resale costs there is little to nothing for the sponsor.

But there is a larger risk factor associated with solely relying upon your profits coming from appreciation rather than solely cash flow or a blend of cash flow & appreciation. 

I've made some offers on properties and been under contract a couple times but haven't closed yet due to repair issues uncovered during inspection.So I'm just getting started and I'm building out my property analyzer.