Also if you yourself are an investor and would like to get coffee and need someone with 3+ years of retail management experience, 6+ years of customer service and a ton of elbow grease to pick up phones, cold call, go door to door and generally deal with the public let me know and I'd love to also buy you a coffeeWarm Regards,Cameron Boyle

Even though I'm a Pro user, I'm not firm on what the rules are for sharing meetups publicly!

If you can reduce the Heloc payment with own capital etc you increase your cash flow even more, but remember if you are using 100% Heloc you are basically buying this house with none of your own money, so your ROI is infinite.  

Large, publicly traded banks are just out. 

The last reason is the market is crazy in my area and this particular house had already 5 offers (according to the realtor...) and we would have to offer about 20k over asking to stand a chance, reducing the estimated profit margin to zero. 

Even a modest 10%-15%  discount will reduce your risk and increase ROI, as well as improve your cash flow numbers. 

I don't like office properties but that is just me unless it's medical office in certain situations.Office when economic downturn happens people tend to move to cheaper warehouse space, reduce space they need in the current building to stay ( they have employees work more from home), or they shut down the space all together and move to a home office at their house. 

In my experience, people that take public assistance tend to be irresponsible, which is why they are on public assistance in the first place.

More than anything this will keep you motivated and reduce the trial and error periods  

Now, that being said, I've negotiated an as-is property after inspection after laying out the holding costs to keep the property vs. selling to me at a reduced rate.