The response didn’t give a deadline for my best and final which confused me because in the past I have always been told 48 hours.  

If your deal's that tight, you don't have a deal.It's okay to keep a little money in a BRRRR deal, just dump the cash flow back at the HELOC in the beginning to pay it off.

If you have plenty of income and your DTI is really low then it will be less of an issue, however if your DTI is tight then you might want to take the lowest rate and longest term auto loan you can get to push that monthly payment down.

Cash flow will be tight, especially on the higher end, but with depreciation expense and principle pay down, you should be able to make the numbers work.  

Pay them once the job is done and inspected and give them a deadline. 

This year, with the market as tight as it has been the success rate is lower but I am guessing we have all seen that with the current dynamic of less available properties, higher costs and more competition.

If your ARV is $263K, and your total cost $259,900, that means only a positive spread of $3100 (way too tight, especially for a full gut).

This is spring time, houses are best to sell at this point so hang tight if its worth it to you.

I'm on a tight budget, so a swing of $6000 in CC could really throw off my numbers greatly. 

if any of them are tight I will just take a wood chisel and recess them.I never realized how many options there were on doing doors.