If I believe they have taken steps to improve their situation, and I am comfortable they will continue to do so, I will often request something to mitigate my risk and move forward anyway. 

Following this "Rule", you will never need any more money from other sources, since you will continuously be supplying your own...at will.Use your seed money, spend your profits...after, you've reinvested your initial profits to expand the original seed money. 

Going forward I am very confident of continued rent appreciation for at least the next few years.Low price markets are low price because historically their appreciation has been poor. 

My advice is to continue listening to the podcasts, check out BP's library, and go to your local meetup.

I'm continuing to D4D in my farm area and one vacant property was foreclosed by one of the local credit unions about 4 months ago. 

You’ve got some great options to choose from, cheaper prices, increasing rents, and continuing appreciation potential. 

Continuing down this road will lead to nothing. 

If you get great deals on the property you buy, you do a cash out refi and pay off your heloc right after closing and continue that cycle over and over indefinitely.

Keep in mind interest rates are going up and will probably continue to go up.

Personally when I can make more in profit in doing a flip in 6 months compared to re renting for years I will continue doing flips For me 10 or even 15% c on c is leaving money on the table with so many other ways to make more money