I know cash flow is tough to come by right now, even harder when adding in the HELOC to the DS, so I'm curious about what it would take to refinance a property on closing day?

Getting your foot in the door is tough, but as I am sure many investors will tell you - the first one always takes the longest to get under your belt, but after that it gets much easier!

I've even heard of GCs using auction type settings for returned items at Home Depot and Lowes for steep discounts.I've learned a lot about the GC game as I was up close to over 40 projects last two years and some went well and some did not and when they did not it was all Contractor related.If a GC isn't sourcing cheap materials at the same time milking the hell out of his 150-200 per day workers, then you can find yourself eating into your margins real fast. 

NJ is a tough state to evict.

Yes, the market here right now has been really tough, and trying to sell your properties to other investors with section 8 tenants will likely be fairly problematic at this current time.

Lending is tough, you need to know the market you're lending in, usually you want to have an understanding of credit-risk and be able to pull credit and run background to get a better read on your borrower.

I’m a mother, a wife, and I work in healthcare, so balancing everything is tough, but real estate is my passion, and I’m chasing my dreams.

Good inventory but man does that office make it tough to finish rehabs in a timely manner

Half of sponsors are now getting crushed when the going is getting tough, and those previous track records don't really mean much, compared to the things I list above.  

I am a Licensed Clinical Social Worker living in Colorado Springs, CO.