This approach not only allows you to create value through renovations but also increases your overall return on investment.Off-market deals are typically cash transactions, but if you don’t have the cash on hand, you can consider using a hard money lender.

So, if 'weak" on your lease, don't feel bad about buying a template from one better refined, or using a TP service from a provider who has one to level like mine and then, well, you'll have that in hand for all actions going forward, right. 

In my case I operate using a Regulation D 506c and 506b, and operate a personally guaranteed debt fund. 

My parents are interested in buying a property in their neighborhood using a HELOC to buy it for cash.

@Roman A Sandlermore important than picking a market is having a plan for building a network.just to be blunt, i think a lot of investors pick a random market using a formula like you did, rather than picking a market where they might have some kind of advantage. 

But also, AI dropped in 2022, so maybe those missing Wholesalers are just using a different lead source?

As a new agent, you'll be a complete amateur instead of using a seasoned agent who is an expert in negotiations, understands the market, has experience catching problems with properties, etc.A good real estate agent does a lot more than just find houses.

Local banks and credit unions will be the best place to check for this.As for the strategy, using a Heloc for the downpayment will get you into the deal, but how do you plan to get out of it if this is a long-term hold?

And just to clarify...putting a home on the market is not equivalent to using a realtor. 

I know there are the obvious PITIA items but what about property management fees (I plan on using a property manager), maintenance/repair allowance, and vacancy allowance?