I guess that Houston is so tied up with the oil industry that they are taking a hit due to covid 19 and oil prices.

Anyone have any brands or model numbers of forced air heaters, electric radiators tied to the wall, etc.?

At first the BRRR strategy seemed very interesting especially since I will be primarily using a Heloc to fund it all, and I didn’t want to be tied into those funds for very long, but after talking to a few lenders and making a few offers on properties, I was notified that I would not only need the 20% of purchase price but also would need some funds put back for rehab as well.( most say 100% rehab but want you to cover aportion until they see work is completed and they reimburse in portions) so at the moment BRRR seem to be out of the way.So I have been looking into the STACK method, and plan to move every year and turn previous residence into a rental, since I have now been in my home for the required time(1/2 years FHA requirements).

Also keep in mind that your money is tied up in the deal until the GP decides to sell.

So, if you were in my shoes, how would YOU go about orchestrating things? 

My husband need a tie breaker. 

It's based on judgement's tied to real estate.

It probably won't end badly at all (nothing like 2008) but the current overall econcomic cycle is getting tired and we are due for 4 more rate hikes that will impact the price of real estate since most people buy using loans tied to interest rates. 

Only in the case where you have worked with a specific contractor for a long tie and built a relationship/trust with him should you ever consider giving 50% upfront.Even with the great relationships I have now, I use a draw format.

I'm going to disagree with this statement...While a GC would certainly want you to believe that having him as a partner is the best situation, in reality this is just the best situation for the GC, not the investor.Put yourself in the shoes of the investor -- if you had a choice between bidding the job out to a GC for a fixed price or partnering with a GC for a percentage of the profits, why would you ever go the partner route?