I'll do some of my own work but still hire out so it goes quicker, especially since I'm planning on starting with flips to build capital.

We’re really looking for advice on how to move quicker and smarter.

In order to raise money quicker I got my broker's license.

There is a $15k budget for this 3/2/2 which will be rented out for $1200-$1300 with a current market sales value of $140k once repaired.There are deals here aplenty if you have the patience and tenacity to snag them.Knowing what to do with them once you have them is also helpful.Easier and quicker but less ROI are the new construction homes being built.

With the cash out I'd be paying back the note immediately, whereas the HELOC acts like a credit card. 2) The HELOC is much quicker to get and should cost less in closing costs, etc. 

You need to look in different places Michael.We've been hearing the story of "Rising prices" and properties "selling quicker" for a few years now.I still feel like a kid in a candy store and we have been buying the same products at 50-60% of asking price like clockwork every week.Offer a low ball quick cash close, wave contingencies except a walkthrough and perform on the deal.Before you know it, folks will start flooding you with property.Much success

Let her know that paying commission is not necessarily costing her money, as she is likely to sell the house quicker and for a better price.

We have been primarily rehabbing and selling but are ready and have the resources to start picking up rentals, in fact, we are only $5k apart with a bank on a foreclosure we would like as our first rental.Congrats too on being able to do this full time, this is also a goal of mine although I am going to hold out as long as possible so we can keep the forward momentum going...at some point though it the momentum will build quicker if we are full time, I am just not sure when that is.

Once we get 2 years tax returns on our first rental (I call it our practice rental now), DTI ratios will be alleviated for future financing and I think progress will be quicker moving forward.I'm an engineer now and installed cable TV for about 5 years before I went to college.

Expiration dates will be different for every seller - depending on how long they want to give their agent to sell the place - it may expire after only 3 months ( or longer) and they can either renew it or go to another agent they think may be able to move it quicker.