Hey @Marc Shin, personally I like what @Bruce Woodruff said.You could get things ordered that you need plus hit up all those places that Bruce mentioned.

Once you have income hitting your taxes you can refinance and move there.4.

This stuff will hit you if the things were done without permits..

If you had eyes on the property and have a good idea on all this you can hit the HML for all the costs and take draws after the initial acquisition to do the rehab for the rest of the amount.

Almost every dollar I make (active or passive) has a job when it hits my bank account.

Why not take the profit without the tax hit?

What I hear from a lot of potential investors is that I just want a property that hits all the numbers I've read about in a book or heard about in a seminar.

It's also not going to scale as you'll quickly hit DTI limits even if you can get the numbers to work.

You've hit it on the head for how I do it for the most part.

I love the idea of fix & flip right now @Abigail King, especially right now here in Chicago and I am sure it is similar for you in central Illinois -- it's winter so there are way less buyers and if you can get under contract soon you can likely rehab over the winter months and hit the spring market!