This is my first flip and I'm using a heloc on my own primary to fund the project.  

For investors who own or have owned wedding or event venues, what are the typical lease terms you've leveraged?

Understanding my customer, I bought similar properties to what they were currently renting.This strategy is similar to how national retail chains operate: identify your target customers and provide what they want.

Hello BP family, I own a small commercial stand alone building and have been approached by Edward Jones to build out and lease the property. 

You will often see this represented in your term sheets as Wall Street Journal Prime or WSJ Prime +xyz.

I also have lost out on a house because I was some dollars short of the 10%.I know the area and property quite well, and familiar with the foreclosure case for the particular property in question.The reason I ask is, because I am not physically in the area and wanted to see if any service exists, where they can bid on your behalf, when you tell them your maximum, and perhaps hook up with a HML, where the 10% down payment in certified funds is not a hinderance.

You have come to the right place to begin your investing journey.Have you looked into attending local meetings and joining Facebook groups? 

Louis area and happy to answer your questions.

I own a duplex with tenants.

I heard about setting up a LLC out of a state that has lower taxes than using your home state which may potentially has higher taxes.