Casting a large net by utilizing wholesalers, MLS, direct relationships with agents to get deals BEFORE they hit the MLS, driving for dollars/door knocking, direct mail, etc. are all great avenues if done correctly.Knowing how to calculate the ARV and rehab costs is also essential to identifying a good deal and that goes with any area.

My question is if inspection turns up foundation damage will cost much more than what I expect and budgeted for... 

Getting a HELOC without a full appraisal can be tricky, but there are a few ways it might be possible, especially if you’ve added significant value to your property.Showing Recent Home Improvements : Providing documentation of recent home improvements and their costs might convince a lender to waive the full appraisal.High Equity : If you have a significant amount of equity in your home, lenders might be more flexible with appraisal requirements.Streamlined HELOC Programs : Some lenders offer streamlined or fast-track HELOC programs that don't require a full appraisal.

Hello -- I need to do a major rehab on a rental property that will cost about $50k-60k but the contractor does not want 1099 and wants nothing to be reported to the IRS.

You'll want to run some comps to be very aware of the pricing in the area and then it will help to have some construction costs in mind.

Maryland Dept of Health placed a lien on the property in 2018 for the costs of the care, totaling about $90K. 

The total cost for the renovation was $96,000.

Some lenders may have a rehab/ construction type loan that can finance the purchase and repair costs but have a 6-18 month balloon that would require a refinance. 

In addition, the lender is going to incur costs including losses do to the time value of money if you stop paying and they have to take the property back.

The rest of the funds received will be considered a return on your cost basis and non-taxable as well.