Even in this bubble, there are investing opportunities out there.Taking out a HELOC purely to cover an anticipated future shortfall in income, will never get you "bigger pockets"!

I was (facetiously) kicking him under the table to not mention his rate insensitivity with his lenders sitting in front of him....but he was not concerned with the upcoming anticipated rate hikes.Many investors try to invest in assets where interest rates are down on the list of their concerns...they are buying below market, adding value, or other strategies where the cost of money is not the largest issue.

The realtor fees are in addition to the $7,300 anticipated closing costs and not included in that amount.

Budget for your anticipated needs.  

If you haven't already, clearly explain all your rehab costs including holding costs, and I would even show the profit I was anticipating.

I hold a real estate license, so can't comment on the "sketchiness" of a neighborhood, but I believe there is a way to hedge your real estate holdings to anticipate for issues like more turnover, higher maintenance budget...etc@Sean Dawson, great last name by the way.

I am anticipating multiple offers....Here are the numbers based on a purchase price of 35K     These are very conservative numbersI used the BP rental calculator to estimate:ARV: 70,000Monthly income- 2000.00Monthly Expenses- 1900.00Monthly Cash Flow- 58.00 until year 3 or 4, then it will be 1,083.00YEARS 1-3ROI-4.25%YEAR 4ROI- 80.06%FINANCE TERMS:I plan to mainly use credit cards to purchase this property.

I am excited because it is down to the studs and I anticipate no surprises because everything is visible. 

I have used Hard Money in the past but if the flip takes a few months longer than anticipated, the monthly cost of that loan kills our profits.  

That would have to be weighed against the anticipated returns an investment property would bring in.