Agreed, you shouldn't be doing any sub2 deals where you can't at least sell it and break even, or have the reserves to carry it.  

(or anyone) so from what you said above, the HELOC allows you to not pay until you draw on it but has a higher rate (I read elsewhere that if you carry a high value on your HELOC it can adversely affect your credit score, T/F?)

Hey @Carrie Anderson,Thank you for the poke

Our cleaner for example works by himself as an independent contractor as well as a few people who are "handyman" and do turnover and make ready work for us.We make all of our contractors carry liability insurance.

I have an internal staff who carry out the systems that I built for those tasks.To fill the gaps in your team, you might look to a large accounting firm in your area and meet with one of their real estate specialists. 

that's a good point to see what he wants to keep it at. however, i dont want to wait for 30 yrs to get my money on a house like that. i thought the most you can carry it (maybe it's state specific) is 10 yrs, no?

I have debated getting a NEXUS card but I am not traveling as often now that things are more or less under control and so do not have the justification for it (yet another card to carry).I plan my trips to never be in a rush.

@Carrie Giordano that depends on the bank really. a small bank with a small footprint probably won't finance an investment property outside of their lending area.

There is 1 owner carry in the MLS that I found with a quick search.

The money- means every dollar spent on the project to include all purchase costs, all rehab costs, all staging costs, and all carry costs.