.- Pay off a small amount of personal debt (less than 8k)- Put 5% or 20% down on new home and then repeat the process. 

You have presumed terms of the deal that would affect the deal's outcome.

Buy, Sell & Buy to cover gain, Sell & Buy to cover gain, wash rinse repeat. 

I have gone through the section 8 office for rent increases, never the tenant.If section 8 is paying most or all of the rent which is the case with my rentals, then a $100 monthly increase is not going to affect the tenant much or at all.Just make sure the new rent amount is what is allowed for your area and the number of bedrooms you have.

I would use for short term rehab and once you have fixed the property, rented it out and refinance you can p[ay back the HELOC money along with the hard money and then repeat the process.If you can you should check out the BP real estate podcast with Brandon and David.

,work, save, rental income buy more..repeat cycle..keep your money circulating and living within your means.

Why pack everything up and haul the furniture off when it's just to be repeated in two months or less? 

Moderators Note: Please keep the discussion focused on policy and how it will affect investors.

HELOCs act like credit cards, where you charge up and repay...and affect DTI.

So I have seen quite a few rent rolls that get at least the prices I show below.Definitely get other comps and ask around but the rents will be affected by the locale and how nice the property will be after its fixed up as I'm sure you know.That said I see many 1bd units around the $1,000+ mark. could be more or less depending if they have parking/yards/amenities and so forth.2 Bedrooms can be anywhere from $1,200-$1,300 and 3 Bedrooms go for $1,400+...