My larger houses (with 4-9 beds in them) get one big jumbo pack of acceptable lower quality t.p. and I set it on the dining table along with towels and soap. 

Sometimes it's hard to read the statement with all the lines on there.

In today's market, 20% could eat most of your profit, so getting your cost of money down will make a big difference to your bottom line.

After a year of renting you can then refinance to pay off any loans/LOC used and or cash and have all of your funds and credit available for use once again.In the meantime you may be able to use the equity as collateral for a line of credit.  

I keep hearing about people saying they are opening unsecured lines of credit.

Does this line of thinking make sense to anyone else?

@Tom HurfordThe house is 2400 square feet, brick. 4 beds, 3.5 Bathrooms, University Heights, OH (near Cleveland)ARV: $240K-$260K Initial Budget was $58KBid from contractor: $59KMaterials I am providing: $16K (incl 2k contingency) (in bold below)Rough Scope: Landscaping (clean out window wells, remulch beds, trim bushes and trees)- L: $1845Masonry ( Tuckpoint Chimney, Tuckpoint exterior masonry around porch, powerwash brick) L&M: $1200Windows (Replace 16 Windows): L&M:$3600Roof (Inspect Slate Roof): $150Gutters (Replace all gutters): L&M: $1200Deck (Powerwash and stain): L&M: $500Front Porch (Scrape and Paint Iron Railings): L&M: $100Exterior Lights (5): L:$100, M:$200Kitchen (Complete upgrade, counters, cabinets, tile floor) L&M: $11,000, Appliances: $3,000First Floor 1/2 Bath (Complete upgrade,): L:$2000, M (supplied by me):$550First Floor Master Bath (Complete Upgrade): L:$4500, M (supplied by me):$2400Second Floor Main Bath (Complete Upgrade): L:$4500, M (supplied by me):$1800Third Floor Main Bath (Complete Upgrade): L:$2000, M (supplied by me):$1600New Entry Doors and Lockset (3): L:$300, M (supplied by me):$1025Finish Basement walls and ceiling (Frame, drywall, and Trim, 400 sq ft) L&M:$10,000Finish Basement Flooring (LVP): L:$1500, M (supplied by me):$1000Refinish Hardwood (1300 sq ft): L&M: $5000Electrical (Replace outlets, switches, faceplates, interior lighting): L:$1100, M (supplied by me):$1026Paint Prep : L&M: $600Paint Interior (floor (basement), ceilings, walls, and trim): L&M:$5000Exterior Painting (Garage door, house/window trim): L&M:$2500

That is not what he was saying, but if you have some lenders on line that are in your state, send them a spec sheet of your proposed investment and see what they can offer, what terms, what rates, what fees, etc.Building a private money investor network is also key.

@Marian Smith Thank you very much for that breakdown, it's along the lines of what I thought should be done (having a 2nd opinion always helps 🙂). 

@Edith TenBroek  for whatever reason its very difficult to get people to post when they make a major boo boo in investing they just tend to slink off into the sunset and never come back on line..