The issue with the HELOC is that the rates tend to be a little higher than 1st mortgage rates.

I tend to use a realtor  so when talking to potential  seller I have professional  info to give.

Most CPA/JD hybrids I meet tend to either be: (1) be a federal tax specialists/assassins; or (2) focus on one side of the practice over the other.

I do tend to go above and beyond the basics as far as research before an auction but I have yet to be surprised by an unknown detail because I missed it. 

"Are you people nuts?"

Naturally I tend to over exaggerate them to prepare for the worst.

(because they don't tend to go up in value.)

From reading Andy Heller's book it seems that lease-purchase tenants tend to take better care of the property so long as they expect to buy it.I'd rather invest in my own area but I live in California and cash flow is scarce.Thanks again for your comments and any more are appreciated.

Ok, while you asked me a simple question, I tried to keep the answer simple, but I tend to be long winded, so here goes.....2k a deal vs. 7k a deal is a huge difference, especially over 90 properties a year.  

Have grown very tired of watching property values go nowhere with this property while here in Charlotte (where I live) values are going nuts (not to mention I want a local rental so I can manage myself).My plan was always to sell this and 1031 into a rental in Charlotte, but would have never guessed in a million years the property wouldnt be worth what I paid for it more than 10 years later.