If you produce plausable evidence of what your claiming you definatly got a case i'm so sick and tired of the disregard for the constitution and the  disregard of basic human rights.

I have had PMs put pets in no pet properties and accept a two kid family in a tiny one bedroom.

That is horrible because wholesalers didn't produce the properties they are selling and therefore have limited knowledge.  

What they did was hook up with one of the professional seminar producing companies that have fine tuned this crap to be able to hook people wanting a better financial future into spending $40,000 that will most likely never result in any income, let alone change their life’s.People buying these mentorship programs are hoping to be able to cut short the process of education, experience, and capital needed to be successful in this endeavor.  

When the money dries up, they'll abandon your property and leave you with a bill.If your property is capable of producing a greater return as a corporate rental or short-term rental, I recommend you educate yourself on how to do that and then do it yourself.

Institutionals make up just a tiny fraction of the market, not enough to move the needle even a little.

I have analyzed a few deals in the current market, but I have not been able to find a single one that will produce a decent cashflow. 

Also, as a GC would you do all the rehab and materials as close to cost as possible since the bigger the profit you could produce in the end the better for you both?

If they come on the market they are sold for top dollar to investors as income producing businesses. 

This will produce a lower monthly payment due on the HELOC and lower interest, thereby paying of the HELOC faster, and opening up more available credit for you to tap for a project you have in mind?