This may allow you to obtain control of the property more quickly with less risk of serious damage done by angry tenants. 

Found a deal I should be under contract by this upcoming week but the problem is I really want to put 20 percent down but if I do that will be all my money I live at home with my parents I have a good paying job 4 bills max, should I take that risk or just settle and do the 5% conventional owner occupied loan and still have some money in the bank. 

This creates a risk of sorts where if you are in the middle of a rehab or have a deal under contract, those funds may not be available.Best practice is to have those emergency funds in something liquid that can float you for some time until the HELOC's are available again. 

So no, you cannot refinance as part of this process.Sure, there are creative ways to do this but they make no sense here because they create unnecessary risk. 

More risk can mean more reward, but we prefer more stability. 

Will mitigate your risk and exponentially increase your RE knowledge growth.

By investing in an index fund, you run the risk of a market downturn and not being able to invest consistent with your plan. 

I have read on BP about buying without inspections and can see where it would have its place, but I'm at the mercy of my client's risk tolerance until it is my money on the line. 

These are things like:  talking to people,  getting over the fear of the phone, hard work , taking risks and betting it all, handling failure and rejection, perseverance, and picking yourself up off the floor, dusting yourself off and doing it all over again.

Hello, are there any risks involved with purchasing on foreclosures sales that I am not aware of?