I don't know the average time on market there, but would bet it's in the 6-12 month range.  

Your rate on the HELOC will be higher and adjustable.

There’s always an adjustment on the closing disclosure to account for the exact days so it’s unlikely it would be the exact loan amount at payout but fairly close to it.

The house was already rented to a telecommunications construction company that paid a higher rent for the flexibility of adjusting tenants they had in the area.

I bet the concrete is not dense with aggregate, and aggregate is like pebble river rock instead of crushed aggerate.  

I analyzed them, and all the adjustments.

Talk to the neighbors; I bet they have stories to tell.Whatever you do, you need to do it all fast or you will be stuck in a long battle to remove these folks who more than likely are the scammers. 

so, how many times has the market adjusted in your area? 

Are they investor prices, retail, adjusted for locality?

We are just beginning to start looking at and underwriting deals, so we may adjust our strategy to what is a more reasonable expectation in the market.