Levered returns are what usually make RE a better investment, especially in the current low interest rate environment we're in.

@Brenda Maddox Given the current environment with historically low interest rates, but inflation looming, I would definitely refinance over doing a HELOC. 

I jumped in to investing (2008) in a similar market to today's environment where everything was pointed up.    

Hint: if someone ask you for a POF, you are fishing in the wrong pond. 

This may be particularly important in an environment where house price growth is beginning to moderate, as sellers may be tempted to jump into the market to capture the higher sale price, yet these potential sellers must also contend with a rising interest rate environment.

Rates can range, and we are in a very volatile rate environment.... if i had to throw out numbers, i'd say expect anywhere from like 8% (bridge) to potentially 14% (hard money)

I think keeping each other accountable and as well as creating an environment where we remind each other of our goals would be amazing! 

I think rehabbing something up to an STR standard as your very first investment, with little to no of your own funds, is going to be very, very challenging in the current environment (contractors booked up, material shortages, high market prices.) 

Bottom line is they are on 100% commission in a fast paced, high pressure boiler room sales environment, are trying to get their start in real estate, and their moral compass gets tested when it comes to being 100% truthful or paying rent. #1, #2, and #4 are pretty typical of that environment, but as the buyer, you are responsible for verifying.

You'll be backed into a corner if the lending environment is unfavorable when that occurs.