One major (like fortune 500 major) business in the area but otherwise all other industry feeds off that business. 

I'm doing extensive rehab (SOW is ~120K) so I can't afford any major surprises. 

What it said in that book really made sense to me but at the time I thought there was no way I could do anything about it to start changing my financial life while I was in college so I put it aside amid 22+ credit semesters of college and working part-time jobs, while also always being rehearsal for a play or musical as a theater major.

At that point it was worth it for me to pay the $25 or whatever each month to a 'major' brick-n-mortar bank.

@Thomas Force, Any property held with the intent of productive use in business trade or for investment can be exchanged.  

It's just a by product of having teams set up already and being so active in studying the neighborhoods and seeking deals. 

Unfortunately all the loan products available are mostly for single family residence that have a high LTV for example 5% conventional and 3.5% FHA.

The same thing I did on the last one.....and every major renovation I've ever flipped.

HELOCs do have lower closing costs but the rate is adjustable and it changes to a different product after 10 years.  

Worse yet there may not be a major swing.