Here are some details that I know of:Property: SFR 3/2Current Loan Balance: ~$247,000Current Rate: 8% (yes, that's right) they can't refinance they've looked into it already.Current Payment: ~$2200.00 p/m Current Status: VacantRent for the area: ~$1600.00Repairs: ~$8k+ (according to a recent bid from a contractor)ARV: ~$277,000Any suggestions would be much appreciated.

Obviously this is extremely difficult, but automation is quickly gaining traction so i try to account for that.

And yes it is to make money, but just as with everything else in life I need to balance money with happiness.

I decided last year to embark on a different strategy than my normal buy and hold investment strategy given that the market for buy and holds in California has become a lot more difficult where we have seen CAP rates move to less than 4 in some areas (San Francisco, Bay area) and only 6-7 in sub markets such as Sacramento and Stockton.The math has been pretty straight forward.

@Maxwell Manatt , as @Omar Khan pointed out the first months of a value add play will be the most difficult as you have greater vacancy, turnover and CapEx.

Of course there are risks associated with that such as increasing your debt, but most HELOC payments are a minimum of 1% of the outstanding balance.

Home Value - $600Heloc LTV - 80% loan amount - $480k1st position morgage - $425kheloc balance - 55kthese terms are negotiable and the appraisal will vary.

Even with forced appreciation through rehab, it’d be difficult and you’d have to fund it yourself. 

Only exception is your principal balance on ROTH IRAs which you can take out at any time for no penalty.  

We have payed 80%+ of the balance, but he is fighting that we need to pay the full initial rate that we signed on even though the details of the contract are inaccurate and he never sent any written Addendum to the contract for changes in work (he just went ahead and made the executive decision about adjustments without checking with us first).