The 10 year T-bills will remain about where they are now due to economic conditions that are fairly strong.

I drastically slashed prices for the remaining dates in December and all of January. 

However I have had to replace some major appliances recently which had put my in the defecate and added to my motivation to sell (Hot water heater, two refrigerates and a washer/dryer).

@Richard FerraroNo need to pay buyers broker in CA, AB2992 allows the buyer to walk away from the buyer-broker agreement "if the out-of-pocket costs to pay their agent remain to great ..."

I don't believe that will change as long as the school system and public safety levels remain some of the worst in the state.

New to real estate but possess a deep understanding of the responsibilities to continue to gain knowledge and remain loyal with my clients and professionally with my colleagues.  

Our Private investors will fund the remaining 10% of the purchase price, the first portion of the rehab (to be drawn later from the HML), and the holding costs. 

As someone who deals and talks to real Private Lenders (small shops run by a guy who lends his own capital and doesn't use big box), they have a hard and fast business model that produces the rate of return they need to remain profitable and curb the risk on their cash.So the best product for a budding fix and flip investor is the bridge loan which includes acquisition money and construction money. 

That may not be your motive right now. 

1031 exchange from a sale of a rental property plus HELOC to fund the remaining.