I have decided to look into a heloc, I'm a bit newer into realest state investing, I have completed a couple of fix%flips this year, I currently use hard money for the purchase with 10% down and I cover 100% of the rehab, with that said even just doing a couple of homes at a time, I find myself around 200k out of pocket, I think it would be a bit easier on myself and wife if we utilized a heloc vs just cash, my primary should appraise around 1.1m and my mortgage is 640k, I'm looking at pulling about 250k for a heloc, I don't want to refi the home and cash out as I only want to pay interest on funds as I use them ( I know I won't always be using the heloc cash) Any advice or even knowledge for people in a similar situation, and anyone have a referral for a Heloc?

This surprise turned this amazing deal into something like a okay deal because the lot was still good.

They don't appreciate fast like a single-family home might in this area.  

Would love to get a few referrals  You'll wanna move this thread over to the Classifieds.

you probably know this but - there are holding costs associated with most flips - interest on the loan, insurance, and sometimes others depending on the localityhope this helps 

This way it’s no up front out of pocket expense for me and they then have the extra money to spend as they need it.

Does this seem reasonable?

This is everything.

In my experience, you are thinking through this correctly.I've heard lawyers say, if the loan is in your name (which it has to be for conventional) and the deed is in the LLC, you aren't treating the business as an independent entity and in a severe lawsuit, the corporate veil is pierced and the LLC can be thrown out.I agree that one of the best defenses is to run your properties well. 

I am coming near the end of this project and have already started plugging in some new addresses to run comps and get a jump on the ARV calculations to improve my experience going forward.