Problem is that I'm shopping around and everyone elses rates are like mid 4's to low 5's for an 80% LTV HELOC so even taking the 90% LTV option with PenFed I'm still on par with the competition it seems.

I try to serve as a one-stop-shop for them (sales/property management/recommended lenders/contractors).

I specialize in strip shopping center management and handle everything from rent collection, enforce lease rules, grounds maintenance to CAM recons, estoppels, etc., etc.

Yes, some people are educated enough that they can do their own shopping and contracting.

@Stephen Robertson I'd suggest shopping it in the FSBO section on Craigslist... if you have a little money maybe you could also try becoming a plus/pro member here on BiggerPockets and then you can shop for both in the marketplace.

I know someone who builds shopping malls.

Don't be afraid to shop around on your variable rate loans..

Lots of shopping and all the box stores.

I will delay the decision to act on my own behalf until I'm ready to shop for a property.

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