This is because once there is a 2nd lien heloc, they will need to subordinate to a refinance of the 1st lien, and sometimes that can be a messy experience, depending on the heloc lender and their guidelines.Obviously the cost of refinancing matters too.

You may pay a bit more and make a little less, but playing the long term game is key in real estate.The types of structures could be lump sum (one price) or cost plus (meaning you pay the cost of material and labor plus a flat fee—more of an open-book model).I see some investors who want to pay for ALL the materials, which is excellent for the investor (more control of finishes & cost) and general contractor (if they are getting paid well).  

I have a family member that’s willing to lend money from their HELOC for my next deal to cover rehab costs.

Try looking into zillow/Redfin and see what your potential rents you can get near the neighborhood by filtering the bedrooms/bathrooms of the intentional property that you are planning to buy.

You can still find amazing deals hear that cash flow, hit the 1% rule, and  have lots of potential for appreciation.

Provide the tenant an option to install a security system at a cost to them, since there are no police reports about break-ins. 

In the process, I would either lose this potential tenant and yet would have gone thru the process esp. when I wanted to avoid getting engaged with the city Like someone's comment elsewhere - the tenants who come thru this program are not well earning, so what is the probability they will 1) stay longer& not have to be evicted and or 2) the payments in time/ partial 3) will they trash the place

Use this to your advantage by identifying potential investment properties, such as undervalued homes or areas with strong rental demand.Start with a Clear Strategy: Whether you're interested in flipping properties, buy-and-hold, or rental properties, having a clear strategy will help guide your decisions and keep you focused.

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On an ideal Brrrr you extract all costs including the cost to purchase the property.