Bright colored envelopes and short and sweet content is the way to go.

Someone else might have a different opinion, but I don't see holding this being the best option in the long or short term.

Purchased a 4-Unit in Delray Beach, FL last July with HM (Lending On- they have been excellent)  $520K pp w/25% down- gut rehab with my own cash- now a weekly vaca rental/short term stay lux compound (www.lavidadelray.com). 

General ideas:A property’s Cap Rate is a function of the NOI and the valueA Market cap rate is the cap rate you would expect for a bunch of properties similar to the one you’re buyingA market’s cap rate is generally fixed for a short time domain: it can change over the years but generally is fixed over the next few monthsA property’s NOI can change very fast.

But that is usually negotiated.I would say that house Fix and Flip  would be a good short term investment on a short or long term loan through various lenders. 

HELOC is short term target loan and cash out-- if you want to use funds for longer term. 

Long story short, I'm drawn to a few of the MSAs in North Carolina for a number of reasons: population growth, job growth, climate, taxes, lower acquisition costs, and I'm a Jersey boy so I like the East Coast. 

But it was all geared towards short-term rentals.

They're looking at the short-term benefit of "living for free" for as long as they can. 

Need a quote for work on a 2 family property in Guttenberg by Monday (i know... short notice..)Thank you in advance!