I didn't have a choice to think about it like you,  because it is very rare  to find a 4 unit house on sale. 

I wanted to combine The two family & Heloc, Which should be about close to 400k, The lender told me the fees added on after the cash out refinance will bring it close to 420k, and my payment with the new mortgage will be $2600, which doesn't seem like a good idea to me since it will be close to what I'm paying now but with 25k added on to the loan & I'm not trying to tap into the 2 family equity just consolidate. 

If you happen to have a 1.5 - 3 inch drain that somehow has become corroded despite the fact that water is being run down it constantly (meaning that's actually rare) then it's the landlords problem.

Rarely will they list it on the listing anywhere. 

So when working on a property it's worth the couple of days rather than going into HD/Lowes for the same item @ a higher price.The odd on-line item from Lowes/HD has also been free shipping but rarely within a weeks delivery, so quicker to go to the store. 

It's extremely rare to find anyone willing to go past 70% on a flip.

Unless you are 100% certain your county has a much longer timeline which would be rare.  

Very rare occurrence. 

There is SO RARELY information about real estate investing that is worth paying to learn, and without meaning to offend, generally speaking, if you need your business strategy explained to you so that you can do it, I'm worried that you're not prepared to perform the work.I've seen other people offer this as well, but I'll throw in my hat too: I'd be more than happy to get on a phone call with you FOR FREE and answer as many questions as you have that I can.I give the same advice constantly; you'll learn more if you take any money you were considering paying a guru and just buying property with it, even if the entire thing is a tire fire from start to finish, it'll be a better value for your money that pretty much any guru course ... and DEFINITELY the case here.

But, they're a very rare breed here.