28 months to make up $700 increase per month at a $20k rehab (which depending on scope, may be underestimated).this doesn’t include lost revenue from vacancy while completing the rehab. 

@George Baal I would recommend taking out the HELOC to start but given the high variable interest rate, I would then consolidate that debt into a better financial vehicle.

I have no savings, and our debt to income isn't great right now, but we are making progress.

The code includes option contracts or any agreement where the buyer doesn't have significant consideration in the deal to be suspect.  

Including a realtor, contractor, and a lender.

I have heard of a few different ways to do this including the waterfall method where the investor receives 75% until their investment is returned and then move into 50/50. 

You should have leads coming in from as many sources as possible including wholesalers. 

Be very careful w private real estate syndications, some great ones, some really not great ones, and takes years of investing experience/understanding debt/property management/taxation rules etc before you should safely go that route, but then they can be awesome as they give high yields w passivity, the Holy Grail of RE investing :)you are on the right path, and RE far less complicated than the Krebs Cycle too :)

I have 2 small commercial office buildings in one LLC with multiple partners including myself. 

Google search "landlord/tenant attorney (insert your city)" keep in mind to ask the important questions during your consultation because after you've accepted them for the job they charge from anywhere from $250-$400 an hour which includes; phone calls, emails, court appearances etc..