Copy that, the illustration above is more of an annualized return scenario, factoring in fluctuation (and keeping my hopes from getting to high).

.= more money more fluctuation in amount. 

It’s listed at the same price as the previous owner had it rented for, that may not matter as markets fluctuate but it was a good barometer to set my cash flow numbers at.

MUST have boots on ground as good versus bad areas fluctuate block to block.   

The interest rate of heloc is 1.5-2 (fluctuates every month automatically) , if i consolidated it then my interest rate would be higher 2.5-2.8 for entire amount so left my heloc as is.

The cost could fluctuate greatly if this house was built in 1970s or 1980s vs if it was built in early 1900s. 

To my surprise I saw a massive fluctuation between extreme highs and average lows.

Material costs are similar across the world (the labor costs fluctuate dramatically) so knowing what a rehab will cost within 20% is realistic.  2.  

What kind of seasonal fluctuation do you experience?

Mike Perez  Most investors don't recommend using a HELOC to buy a traditional LTR investment property because interest rates are fluctuating it can be very difficult to pay down the principle.