However, this is a larger banking company and I have heard it can be better to have a HELOC with a smaller, local bank.Option 2: interest rate is prime +0 with a max of 25%.

I subtract that from my offer and run my numbers as:Rent (estimates from the MLS on closed rentals in the last 3-6 months; we have access).Insurance (we go to an independent broker; who happens to work for my company, so we bid everything out to dozens of insurance companies for some estimates)Taxes (we challenge them after a year of owning)Water/common chargesWe do not add PM fees as we manage all of our properties ourselves. 

Hi Lynn,  After dealing with maybe 4 different management companies before, this one is by far the worst.I don't see anywhere where they say they charge for a vacant tenant, which is ridiculous.

Multiple, billion dollar companies are investing investing heavy in our area, such as Intel, Google, and Amazon.

If you want to target displaced families for example start making connections with insurance companies.

Wholesaling in SoCal can be tough....i haven't found the competition factor a set-back yet..if your really out in the streets, knocking on doors, at your court houses, county buildings consistently you find there are not as many wholesalers as you may think actively wholesaling.....there are quiet a bit of people talking and wanting to get in...i use the county buildings and the court houses for my leads...there are some really great untapped resources and tons of different types of leads you can get from those two places...and of course I have not discovered anything brand new...im just realizing the sucess is in the fight and how hard you want it...when i found out about these two sources i started to pull data from them and let me tell you it was overwhelming...but it was a gold mine...before i made enough money to pay someone to do this for me....i had to spend hours and hours and hours daily scrubbing data....finding address and owners names...etc...i have a system now and it runs smooth...i find some really great deals throughout LA County and Riverside County...I have 2 cash buyers that have bought all my deals...thats another important thing find real cash buyers...when i first started out i didnt have real buyers and i found out other wholesalers were acting as cash buyers just passing my deals on and on and it became a daisy chain leading to no where...Anyway i love wholesaling and i could type all day..if you want some creative ideas to find properties PM me....but dont give up...and don't let anyone discourage you about SoCal...its tough and it will literally make you cry....lol but its great place to start wholesaling...if your willing to put in the work...

But the seller simply goes to a different title company and closes with them and leaves your contract and EM setting at the original title company. and after some months that title company will want some resolution to the dead file and if nothing is done they will inter plead the EM to the court for disposition.

You just need to shop around for the professional companies with multiple crews and an office.

Some work that comes to my mind is:1) Managing tenants to get rent paid2) Diagnosing a repair issue and getting the right team to make the fix3) Fielding messages from prospective tenants on advertised rentals4) This list goes on...I've found a company that automates rent collection and income/expense tracking for free, but I'd like to replace my property management portal altogether and feel I'm only half way there (certainly a tenant facing chat bot would close the gap).

A lot of companies, entrepreneurs, people with strong family values.