That's if we're thinking strictly Houston, but for such a budget I'd put that money in a diff city or diff investment vehicle.

@Trevor MorrisIf you are looking to do value add renovation for your next investment, a HELOC seems like a great move. so long as the other investor is okay with loaning out the HELCO money as well. 

SAVE SOME MONEY. 

Is there anyway to get rent money same day?

The main strategy I am studying is the BRRRR and how we can apply it to the spanish market and laws so the investments can be replicable again and again without leaving big sums of money in the deals.Nice to meet you and hope we can help out each other and other Spanish members.Barry 

You certainly 'can' work directly with the builder, but you will NOT save any money by doing so.

I actually don't like middleman banks almost as much as I don't like middleman property managers. lolIn this day in age, I should be able to have access to my money whenever I want, without jumping through hoops: two-factor authentication, giving my SSN, DOB, address, verifying over the phone, etc.

If this is a commercial/hard money lender, this does not exist.

While I was doing that I saved a chunk of money.

If there happens to be such a law demand the money be placed in a high yield bank account where you get 100% of the interest.