I def agree about appreciation and debt paydown method, I am def more about the buy and hold in this area.Thanks @John Ma I'll look into Caza!

Running around from plex to plex or house to house carrying every kind of spare plumbing and part I may need can be very tiresome.

If you are gutting kitchens & bathrooms, opening up walls, altering the floorplan, relocating or otherwise upgrading plumbing and electric, and then the plan is to immediately flip the property and you don't wish to get sued into oblivion after the sale if anything should go wrong, then yes, pull permits and used a licensed, bonded general contractor.If on the other hand this is your personal residence and you just want to paint, change some trim and flooring, and freshen up the bathrooms and kitchen without gutting or moving stuff around, then you may be ok without permits.There are many shades of gray between those scenarios too ...

Well, the plumbing is done ($1500), remember it was an oil furnace (more copper), well the oil was converted to gas $3,500 w/labor and units Sep. metered.

To build a buyers list, go to the top of the BP Wholesaling forum and read the sticky topics there; one has an extensive set of links to a variety of methods. 

However, you can become financially independent at a young age if you use a methodical approach.

In the case of rehabs, they are buying the property through conventional methods or other lending types and using the HELOC for down payment or rehabs.If the HELOC is not drawn upon, do the conventional lenders still look at the fact that the money is "available" to be drawn on?

Electric and plumbing are updated with no issues.

Does you method provide the applicant protection? 

Hello,I've been looking for creative methods to utilize the funds in my Self directed IRA to purchase Real Estate.