The pro's are we are in pretty decent wine country, about 8-10 minutes from 2 very popular vineyards and around another half dozen smaller ones in the area.We love our home and have a 2.25% interest rate so we don't want to sell it. 

I added a pool table, wine, robes and I provided snacks/water plus other complimentary items.

You solve the issue by determining that this property is too much risk for you and you move on to the next.This is an exercise you should be doing everyday.Before you know it, you will find your sweet spot and know it when you see it.It will become second nature and very easy to come to the come to your conclusion.It is great that you are working through this.

This is becoming a bigger and bigger problem, so if you go the HML route, take the time to vet the lender(s) - plus you will find out what lenders prefer to lend on what projects/deals, as just like banks, each lender tends to have their own sweet spot they like (and dont like) to lend on. 

My sweet spot will be B class neighborhoods.

I’ve been flipping since January in DFW and have been playing with various partnership strategies aimed at finding the sweet spot.

If you rent it, and the renter is stupid and scrapes a huge dent in it, or spills some red wine and doesn't clean it - just take some sandpaper, some stain, and varnish and in 10 minutes you fix it.

You can cherry pick which sources of income you use (base salary, rental income, bonuses, overtime), but whatever you pick, has to be used for all qualifying criteria.If your loan officer told you about it, that likely means you're in that very narrow strip of overlap (the "Goldilocks zone," or the "sweet spot," whatever you want to call it).

Without doing a deep dive we see an opportunity to get a brand new home for a sweet deal and have some equity on top of that if it goes smoothly.

Technology is pretty sweet now days, I've seen the inside and out, signed the leases, seen the repairs and collected the profits all from my phone .