Terms on HELOCS are typically 15 years but there may be a 5-10 year interest only period and then the 15 year repayment period.

Perhaps after some period of time with rates rising to and past the 2% market return expectations will indeed rise but that will be more of a lagging characteristic and not immediately impacted by the rate increase event when it happens.  

But it sounds like they don't care until you're doing it for an extended period of time or for more than a couple of rooms.Looks like they want you to go legit and get a license like @John Anderson said.

The first one that I googled was VTI at 0.05% expense ratio, while returning 228% since the crash in 08, or if you include the crash it's 75% over a 10 year period, not counting it's ~2% per year dividends.3. 

It has lead to my first 2 deals and I currently have another short sale under contract for my 3rd this year.

Now the short answer is, unless you clean every square inch the property is still contaminated.

Of course they are a day late and a dollar short.

I have set short term and long term goals to get rid of the debt, I will get rid of most of it in the next year to year and half.

Make sure to get your home inspection scheduled as early as possible in the 10 day inspection period.

hard money is short term money... and expensive.. not intended for periods of over a year .. interest and points will kill any cash flow investment.