I think you have to be burned before you learn the true danger of risking playing with fire. 

But like I said in my introduction, my investment strategy is based on substance, so I possess a strong belief in my investment decisions.If you do not believe in what you do then what is the point.

@Jason Chambers Do search the form threads, there was recently a long thread on CAP rates - and the dangers of banding it about without really understanding its shortcomings.The CAP rate is a ratio which allows you to compare cash flows within a given location, but it tells you nothing about the quality of the cash flows being compared.Mathematically, CAP rate is simple: Net Operating Income / Acquisition cost.  

Also are there any dangers that come with my dad using his home equity to help finance my investing dreams? 

I ordered a bunch from Amazon and many were outdated or they sell hype with no substance.  

The real danger is that you customize the house for these buyers and then they back out of the deal or fail to qualify for a mortgage.

@Kimberly H.did a great job of explaining some of the dangers many investors are unaware of that make their LLC useless anyway.

Transactional funding is tricky and can be dangerous as Rich pointed out, there are so many crooks out there.

Ive been to both, and both are equally dangerous.

Every episode of flip or flop: they buy a house, estimate budget $30-50k, in actuality spend around $80k, putting them dangerously close to ARV per comps, which should yield them no profit or like $10k.