I've never used one before b/c i've had good credit for many years and have kept my CC balances at a minimal.

Your deal is short term, so I don't have many concerns, but people die, become incapacitated, get divorced, etc. these are delays that can happen that complicate the future sale.No, not really.

A tenant can walk away at the end of a lease in short order, the obligation created is minimal.

I will be posting pictures in the next 24 hours and try to fill in the details of the last 2 months as best I can ;-)  Most of the delay in finishing this flip can be attributed to this being my first flip and having a GC that had a lot of overlap between two different projects.

If a tenant leaves at the end of May and lease is not up for a couple months, I will attempt to release on june 1st barring any larger repairs that will delay the process.

This allows you to strategize for maximum gain (and minimal tax liability).You can do lots of research, but the variables are huge and the possibilities pretty wide open.

Oh, and it is in GREAT condition, requires very minimal cosmetic work.

As Aaron mentioned, dealing with the City of Atlanta means lots of delays.

If you have a charge off from the past, the affects are minimized the further into the future you go from the date of the last reporting to the agency.

More simply, can anyone comment on creative ways to minimize initial out-of-pocket cash by using a combination of a non-conventional loan and a HELOC or other?