@Alex Deacon excellent!

What I am doing is took out HELOC on other property I have to use as capital for renovations, then plan is to refi to pay myself back and lock property in for consistent income production. 

I went to one as a guest and I am thinking it was the same year.. they had all sorts of different products for sale there.IRA set ups  asset protection  Lots in Lehigh FLA  rental houses in Detroit  etc etc.  

Other then that the property is located in the Clear Creek Independent School District -an independent school zone with super excellent ratings which I believe increases the tax bill.As for sale price -  I know for sure that a similar renovated unit has been sold in the complex for $120 just a couple of weeks ago. 

Watch your commercial a$$es.To add to Jay's  Heloc warning, I see residential folks using blanket portfolio and commercial products with cross-collateralization clauses and all kinds of small print. 

As far investors friendly, I have an excellent understanding on flips, buy and holds, apartment building investing, and using IRA to conduct real estate transactions.

@Scott Smith - Excellent overview.   

Excellent question. 

You will see gaps everywhere, which need to be caulked, which makes you final product look like crap.There is a great book on BP from J Scott about estimating cost.

When working with lead I used proper equipment, HEPA filters with a properly fitted half-face mask, and used excellent hygiene (washing/showering, not eating, not smoking, careful handling and so on) and still became lead poisoned.