If so, let me try to explain it simply.

I explain in my message that I have current projects and that I am looking for somebody to build a long term relationship with as a contractor for my future acquisitions.Without fail, NONE of the ones that I leave messages for return the call......for over two weeks.From the beginning of my search, I started a spreadsheet and a log to track who I called, when I called and what the result was.Giving them the benefit of the doubt, I called the first batch again (the 70% non responders that did not return my first call) over two weeks later with a new project that I need bids on.

You'll probably be capped at 45% with the new debt.I can explain more if you'd like.

And you now know what type of properties you need to help you get there with clear criteria, then you contact investor focused agents and clearly explain what types of deals you need to have for your goals.Be as clear and concise with what you are looking for so that they can help you achieve that goal.

I'm happy to take some time to explain if you're not sure what those are. 

Has anyone explained to you what's going to happen and when?

I'm happy to report that explaining that to the city has helped as well, if the inspector can understand who they are dealing with and trust that the issue will be resolved then there is a reasonable leeway afforded.

So I was wonder if anyone has any books that they can recommend that explains and breaks down how to really evaluate an investment property? 

My dad has paid the house down in full and doesnt owe anything on it, he wouldnt be able to re-finance as his credit is less than a 400 so that isnt the best option but selling to me would be best.It works out as I am willing to hold it as it is a previous family home and use it as an investment property (rented out to relatives currently living there) but also use the equity to open up a HELOC for flipping homes etc but not sure if I should get a mortgage and then open up a HELOC, or just a HELOC which I will explain below.I was told it would be smarter for me to open a HELOC (put my name on the title for at least one day) and give him the needed money ($150,000) and pay it down monthly (much less than a mortgage), we plan on paying it off in less than 5 years, a HELOC term we've been looking at is 10 years at a 4% locked interest rate.

Sorry for the long post guys but I've done a lot of research and putting a lot of work into getting started but it seems that everybody talks about every path there is in real estate but nobody really seems to explain the actual process and how it all ties in together.