I have a very money minded; business family.

@Robbie Reutzel, would you mind explaining the 45-50% rule in just a little more detail please?

pricing these days for HML is based on experience  No experience pretty expensive  ..so in my mind first few out of the gate I would do this with an equity partner safer and less frustrating than trying to go HML  once you can show a few successful flips under your belt the HML route will be easier and less expensive..

Keeping in mind at some point you might have to change PM for some reason.

In my mind, replacing the roof would be a cost of doing business.

If I only use the $1480 towards the mortgage payment, the time frame would be considerably longer than 3 years, that's why I don't mind paying the $500.

Bigger pockets is a great way to brain storm our way through different situations with great minds. 

Has anyone had a similar experience that they wouldn't mind sharing?

Keep in mind I have good credit between 680-710. just want yall opinions. thanks

Keep in mind that you cannot keep doing that method, you'd have to change location (couple miles away or closer to work), or if you stay in the same location you have to buy a bigger property.