@Hub Knott I doubt there is a solid number out there you can count on.

I know there are things I can do to alleviate the burden of the utilities or get more rent (I.e. raising rents, coin laundry, charging for storage/garage) but I don't want to count on them when determining an offer.Thanks in advance!

If that happens, it would speed up development and increase values on Wadmalaw and Johns but I wouldn't count on it anytime soon.  

There are many rules of them, but real numbers are what counts. 

In this situation, will the HELOC count against us in a debt/equity calculation? 

You should always underwrite the asset as is and base all your financing decisions on current income and not proforma especially counting on a refi.

*Note: If a follow up call was made a voicemail left this only counted as one touch.

I have thought about buying a primary residence but I am constantly reminded that your house is not an asset but a liability.I may have two potential hard money lenders (relatives), but as I don't want to count on this my other option be to get a FHA loan with PMI.

Give nothing more than the bed/bath count & rent price over the phone, and recommend setting up a showing of the property.

@Wayne Brooks that's what I was thinking he can't but yes those are the words out of the ladies mouth and she has all of her senses they basically had her sign a waiver and told her it was it was something stating that she did have to show to court to count inventory so she basically didn't know what she was signing!