excellent points....I kind of forgot that the HELOC rate could change....mine has a locking option as of yet, so that could help me hedge my bets...thanks for the reply.

Excellent I knew that, but just needed to be reminded.

Because otherwise I'd rather focus my energy somewhere else that might be more productive.

If I am selling you a pre-construction product, I cannot give you projections and numbers on what I think it will generate.

I can just go buy another one with 100% financing and I don't need any refi to do that.I do have excellent credit; a history of success over the years; and a good long-term business relationship with the decision makers at my local banks (president and vice president).

In my area, there is no one that puts out a good product.

Now we try not to buy their product no matter how cheap it is.

In fact those that offer it usually will force you into a pretty crappy loan product (1 year arm or hard money terms).

This website is an excellent place to learn and discuss different topics related to real estate.

On the other hand, if you have a virtual assistant handling inbound and outbound calls, Skype and Yahoo offers an excellent service that includes unlimited calls for a full year.