If you’re targeting a refinance for next year, it could be advantageous to wait and monitor the market.Overall, if you're not in a rush for another project and don't need immediate access to more capital, it might make sense to hold off on the HELOC and refinance together in 2025.

Since you and your wife have renovation skills, targeting properties that need minor improvements can maximize your return on investment while minimizing the time and cost associated with major renovations.

Imagine what our grandparents paid for TVs relative to their income, for a 12" BW box inside a cabinet that weighed 300 pounds, especially in today dollars . .. . 

But you’d have to target the <5% that are privately managed by newbies.

This of course depends on your starting bank roll - but if its like mine (under 100k) - Im trying to put as little as possible into it on top of initial equity and fees.this will likely chew a big hole in your ROI  (now if you are looking to improve value with a cash out refi or a great prospect comes along that needs combo new plumbing, roof, windows, foundation repair, etc - well just make sure you know what youre getting into and/or have a good contractor and finger on the pulse of the market when estimating the ARV YOURSELF - couple missed items and you risk having a bad first investment and not doing it again).    7) dont be scared be ambitious ( i should heed my own advice sometimes) 8) define numbers goals within your target areas.  

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

How important is it for me to be able to easily visit my target market? 

We found this lead through SMS marketing targeting tired landlords.

I'm looking for a bit more dedicated time to analyze for example, my top 3 properties so that's why I'm thinking of paying for his time, since it'll be a bit more targeted and in depth than just an overview of the market. 

Or are these investors so upset that they just want a pound of flesh and do not want to give them the chance to work out of it and just punish them . ??