Immediately, Borh began to change from his boots to his running shoes.

So no project means no collateral, and that means no loan.You can do what you want, but if I were in your shoes I'd schedule a short discussion with someone skilled in real estate lending/private lending.

Always put yourself in your borrowers shoes.

I'm 99% sure the HELOC will be tied to your primary residence and the HEL will be tied to the investment property.

not sure why but we'll probably never "tie the knot"

Mine will be different than most of you....especially is you are flipping retail and tied to appraisals which I am not.

So put yourself in the seller/agent's shoes - there is little/no incentive for the seller/agent to sell @ a deep discount here.

Railroad ties usually last about 25 to 30 years.

I have even trimmed down my mailings to out of state absentee owners thinking there could be motivation but even those owners believe they have prime real estate and are expecting full retail offers.So, my question is, if you were in my shoes, what would you do?

I don't teach anymore but the networking opportunities that fell out of it thankfully allowed me to hand my shoes and invest full time!