@Robert EllisAre you leveraging construction-to-permanent loans or private funding?

I have the same dilemma and can't find a rock solid tool without spending 100's of hours building mine...much appreciated.

That is the decent (and courteous) thing to do, so that others won't spend time to write an answer, and so that others who search out an existing topic can see that answer. 

Under this rule, if you spend at least 100 hours on the property and no one else exceeds your time spent, you can qualify as materially participating.

@Patrick Braswell Got it. just didn't want you to spend all the time working with your family members if the bank won't approve a HEL.

You could get a loan from a local bank or private lender to fund it

Investment Info:Single-family residence private money loan investment.

Happens just about every year in the Southeast with hurricanes- I usually spend the day after the storm driving around taking pics or coordinating inspections of properties so that my borrowers can close.  

But I generally don't find that clients need to spend that much money on the process when some simple coaching can make them comfortable in their search.

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.