While HELOCs always seem appealing, since you feel the untapped money is burning a hole in your pocket, consider the risks.You’ve never flipped a property Rob, and not all flips are successful.

(3 by 6-foot hole in dry wall; Garage access door complete broken off with damage door frame, the main entrance door way frame is broken and need to be replace, damage to the rear entrance door frame as well).

Without giving any notice the propane tank was removed and a big hole was in the yard, not even back filled. 

It's about as true a thing as there can be in investing.Is there any property in the United States -- not bought on a sink hole or something -- that isn't worth considerably more today than it was 20 years ago?

But I was also worried if hard money lenders would even lend me money if I just got approved a few weeks or a days before then for another loan, in other words it looks like I'm digging myself into a hole even though all of the numbers line up?

This includes, repainting and patching some holes. 

Update on the above, the vacant side was in great condition minus a hole in the ceiling from water damage from the bathroom above.

Its just a hole that gets deeper and deeper....one story or excuse after another.Serve notice of eviction and get the ball rolling NOW. 

:)The home will need some minor repairs (paint in some places, a hole in the wall that needs to be fixed, new blinds, etc).

In other words, I see the short term value in niche, but I would never want to become so niche that if I wanted to sell in 10 years I might be pigeon holing myself