Figure has a reputation for being a fast HELOC provider.  

Purchase price: $189,000 Cash invested: $90,000 Sale price: $375,000 Our first flip.

This is a problem with the majority of (although not all) of the hard money loan platforms, and one reason why I have had to resort to hard money loan funds to be able to actually invest and avoid having cash drag.

Their experience and unbiased perspective can provide critical insights that would otherwise go unnoticed.

You can raise the deductibles; you can make it actual cash value or functional replacement cost! 

Your cash on cash is still phenomenal.

There's still tons of positive cash flow and deals that hit the 1% rule plus amazing appreciation potential!

Just no cash flow.

In Cleveland they cash flow well and you can build a foundation of knowledge this way and a base you can expand upon in the future if desired. 

I assume your dad is giving your sister cash in the amount of the discount he gives you on the house?