There are also quite a few agents and wholesalers on BP that can be of benefit to you if you go that route.

@Jag C.If you are looking at single family rentals, why not go the route of conventional? 

The loan rates they quoted seemed too good to be true, but Im concerned with a HELOC if the market drops, and the interest rate is variable, when the Feds start raising rates It would see to be far less beneficial to go that route vs paying .5-1%  with a cash out refi, when im putting it in a high yield account, and holding onto the cash. 

I was thinking to get either one - LLC route or umbrella.

When you compare the numbers on a flip vs a BRRRR, I have a hard time seeing why you would go the flip route unless you’re strictly looking to build capital as fast as possible.

I think the hard money loan would be the best route to take as I am confident the upgrades could easily bring the value up to around 150k.

I don't pretend to have the foresight to predict the market so I choose a more conservative route. 

I just want to make sure I am looking at all of my options when weighing the numbers.What I already know.I know if I go the commercial route I will need to get commercial insurance vs the private insurance which seems to be a difference of 600 a month.Conventional I can lock in for 30 years, but need a 25% down payment which would come from our HELOC.Commercial I can get a 25 year with a relock every 5 years and only 20% down from a HELOC so big difference in payment from month to month.Commercial it will separate us personally from a business incase of legal reasons.Help New Investor here!

Our question is, what is the best route to start taking action?

You could also go the lawyer route, but that'll be more expensive than just paying them.Edit: I just noticed this is a condo, not a house.