@Dev Horn - Your thought process on over-priced REOs is exactly the reason why there are deals there for the rest of us.

Two money partners put up all the cash ($100k, $50k each), and as General Partner (managing member) I will sign for the Hard Money Loan for the rest needed to do the rehab.

I don't know what city inspection issues you're concerned about, but if you're worried about code violations and/or illegal construction, make sure you get those concerns addressed during your home inspection contingency period.

She quickly discovered that the smaller banks were the ones ready and willing to lend.With a tight mortgage contingency period on the contract, she really should have cast her net out a little wider in her search for commercial financing.

FHA is for owner occupied, up to 4 units, period.

I just got to the point that my processes are streamlined enough that I can usually handle all the paperwork over a 3-4 hour period once per month and then be finished, unless I get some phone calls.

have a real estate license in Houston and acting like an active member in the business with the rest of my family members are non-active /semi active.

Canada has both Napoleonic (Québec) and British Common Law (Rest of Canada {RoC}).

. :) So purchasing via HELOC on 100% make sense, but is it a good idea to use HELOC from one house to put 20% down to another one and finance the rest? 

I have more than 5 years experience as a landlord which allowed the property's rent to count towards the loan qualification.Is there a standard or recommended period before I can start pursuing funding for additional properties?