@Patrick Braswell Got it. just didn't want you to spend all the time working with your family members if the bank won't approve a HEL.

Spend a little more money than you might have been planning to, buy in a better area (i.e. not a “turn key” 100k house off the mls), and self manage.

I spend most of my 20s living on both sides of the river in Saint Louis.

These typically include services like renters insurance, HVAC filter delivery, pest control, and sometimes utility management.

You can attend all the REIAs and read all the books and sign up for all the conferences, and spend all the money, and you are will never really know you can do it until you do.Over 20 years in real estate in various forms and roles, action will beat out intelligence or education or even network 100% of the time.  

A straightforward way to estimate value is by looking at the price per square foot and using that to calculate your property's worth.In situations like this, it's worth spending a couple of hours yourself to get a solid understanding of the market.

Under this rule, if you spend at least 100 hours on the property and no one else exceeds your time spent, you can qualify as materially participating.

best wishes  i dont do gap funding at all.. so no.. not something I would do we do JV deals every week but we have zero debt all cash and we control the process. 

That’s why the successful wholesalers and flippers I know spend $10,000 and more MONTHLY on marketing.  2.

You indeed have to spend that much money.