Here in GA it is a cash sale at the courthouse steps.With all the guru's and TV shows pushing "flip this house" and " a million mistakes were made and we still made money " newbies feel like they can't lose trying their hand at this stuff.In the entry levels flips new investors are overbidding due to lack of experience, construction materials are rising in cost, and contractors are in big demand so they are gouging on what they charge.

I have a property that is dadu ready I have a heloc for 227,000 I want to build a dadu with the heloc money but I'm sure the cost is more than my heloc how do I get the rest of the money to finish the build so I could refi after to pay the heloc back could I get a construction loan for 100,000 to help finish the dadu?

A strong valuation and even pre listing appraisal and/or inspection can sometimes be a worthwhile investment but not a necessity. 3-5% commission for what is effectively commercial property is common. 

There are also additional costs of operating and maintaining an LLC, like separate bank accounts, annual report filings, tax filings, etc.2.

If price is below $360,000 then I back my way into if form there and calculate reno costs, etc.  

Check big-cost items more carefully.

Some of the challenges are tenant friendly laws and high costs of construction and maintenance.  

Go see the average cost of a lot for sale in HEB if you can find one.   

I am currently in debt a total of about $75,000 and they don't tell you that you should really have funds for the cost of the program and at LEAST 9-12 months because it could be that long for a deal to be closed.

The more you leave open on the front end, the more likely your contractor will increase costs throughout.