But there are far fewer takers for higher-end rentals than lower-end rentals, especially SFR on "1/2 acre of property outside city limits."

At your peril.noun exposure to injury, loss, or destruction; grave risk; jeopardy; danger: They faced the peril of bad renters.

@Constantia Petrou fewer quality tenants move this time of year- who wants to do so in the midst of crappy weather and holidays, right?

It is great to have trusted and knowledgeable advisors, but dangerous to let them make final decisions for you.

The danger is what if the original estimate was off and the rehab cost 10K more or you had delays in the rehab which ends up costing you money.  

HELOCs on owner occupied typically require 80%LTV, doesnt sound like you have that much but if you do it could be an option that would have a lower interest rate and fewer closing costs compared to refinancing. 

Wholesalers are dangerous to work with.• It doesn't matter what deal you do, just start to get your feet wet   vs. 

So fewer deals happening.

Although you are right, the pictures from Super Storm Sandy surely wake up many to the dangers.

The harder they are to reach, the fewer will reach them.One thing NOT to do is waste time sending mail (or unsolicited offers) to or thru the attorney.