It's into this that I plug 'actual' repair costs, etc...The property I just purchased (for the purpose of hold & cashflow) had completed since 2010 the roof, windows, siding, electrical, plumbing, including hot water tank, new service from BC Hydro as well in the last 4 months a new bathroom, floors, fence and completely repainted.I know that the envelope (roof, etc..) will now last 25 years, the hot water tank 7-12.

<soapbox>The purpose of the "50% rule" {of thumb} is to enable you to quickly triage candidate properties and dispense with those for which a deal simply could not work.  

Hi @Lauryn Drew  I just found this thread and was curious if you had found a lending strategy for your Marketing / Promotions ?  

Here are some bullet points that stand out:Raise was successful - $365k in 10 daysAlignment in our deal taking a promote in lieu of feesSeveral other developers I know that I consider quality folks are considering using them.  

For this discussion purpose, HELOC's and Mortgages (or Deeds of Trust) are not separate things.  

I hope this post isn't considered self promotion.

I'm new to this site, but not new to real estate.I'm currently a Realtor & InvestorI specialize in Brazoria county, but travel up to Houston a few times per week.I'm an active Realtor and enjoy helping investors find properties both for the purpose of rental and for flipping.  

Keep your eyes on the prize, which is reinstating in a timely and cost effective manner for your purposes.  

My lasting advice is- always get referrals from other buyers of a company (rather than people promoting the company) and don't ever feel like you need to jump out of a situation really until money needs to be put on the table.

But again, you must show the additional office outside of the home is absolutely necessary for administrative and purposeful reasons.