My current tenants had been with the old landlord for 5 years and he had excellent things to say about them and it has proven true.

You just end up with a hostile tenant with nothing to lose and a proven inability to make timely monthly payments who sees you as the @#!

Reduced energy costs that can be proven should translate to a higher purchase price.  

initially thought of keeping the carpet and cleaning it but learned that to ask woman's opinion has proven to be very valuable.

Interest should be recognized under HELOC account (will increase the HELOC balance), then any payment from bank to HELOC will be considered transfer (bank to credit card), to not double count the interest expense. 

I'm open to partnerships, syndication, and providing private capital to individuals with a proven track record and/or an uncanny resemblance to Ron Swanson.Here is what I offer in return.

However, if it was me and a friend doing the project, gross negligence would have to be proven. 

You will recognize a great deal from a wholesaler right away. 

So when you come across a good deal you can recognize it and pounce.

You won't learn as much about real estate as you would with options 1 and 2, but you will learn some and it is relatively low risk since you are plugging into a proven system