For example, are there properties in your price range that you would live in within the school district? 

@Axel Meierhoefer unfortunately in NYC in the price range I'm looking in, it is very rare to be able to pay less than 20% and that's no matter if its a HELLOC or a trad mortgage.

The first 3 units range between a 4.95-4.91 rating.

Please help me think through what I might be missing and any suggestions of other creative ideas.Purchasing a BRRRR property in price range of $50K-100K with $20-50K of rehab needed. (70K-150K ALL IN)Currently have:- HELOC against Primary for 60K @ 4.125% and another 40K liquid for the investment. = $100K- interest free credit cards for 21 months with 0 interest = $75KMy thought process was to buy with HELOC and cash and rehab with 0% interest credit cards. 

The floor plan was perfect where he could split the home in half, convert the laundry room into a small kitchenette (there's already a drain line for the sink and gas line for a small range) and he can significantly offset his mortgage.

Keep in mind that Jacksonville is a very diverse sprawling suburb with a mix of older and newer properties.

Also keep in mind that price attracts people looking in that price range.

Real estate investing clearly requires a wide range of skills to be successful.

I haven't seen anything that is in that range for under 100k in a decent neighborhood.

Kitchen (Install range, Window, Exhaust, Dishwasher, sink)2.