We find out that our heating system was in dire need so we take out a small home equity loan to buy a new heat pump and a brand new oil force air funace as a back up system bought all new had new duct work put in. 

I like your idea, however, just a bit of the devil in the details.Best, TerrellTerrell,  I do provide all the appliances aka Washer, dryer, garbage disposal, dish washer, refrigerator, and stove.In the higher end 2 units i have the appliances are brand new (Got a great deal on them from home depot) and the tenant is responsible to deal with Home depot when it's under warranty.

@Mike McCarthy is Anderson a brand or an installation company? 

The buyer is now suing me for a brand new entire roof, and this case is even going to arbitration. 

Is the only value adds adding a BR and possibly converting the garage (which I think is unlikely today but given a few years may be a possibility)?

I was led to believe that the term "hard money" refers to fact that the loan is based on the value of "hard assets", in this case real estate, versus a borrower's creditworthiness or "soft assets" such as brand recognition.

It's a 2 Bedroom condo, brand new built in 2017.

I was brand new to real estate, and I originally just wanted something in a cool neighborhood that I could afford.

I am brand new to investing in RE and hope to put my first deal together by the end of the year.

Hey y'all, I am brand new to Bigger Pockets.