Forget writing a blog once-a-week, commit to meeting an investor once-a-week instead.

We've also committed to attend REI events on a monthly basis. 

I find this community to be an excellent tool to support committing to the flip! 

Granted, higher rate and some closing costs to take out new 30 yr mortgage but I don't like having a long term commitment tied to my HELOC.....I would not use a a HELOC for buy and hold for anything over 6 mos-1 yr MAX.  

A borrower who committed fraud on his financials and got caught and a borrower who had millions of dollars in liquid assets but wanted to roll the dice to see if he would be approved, even though I told him it was highly unlikely.  

I've been reading about direct mail and many people say that you should at least commit for 6 months time, so is it worth doing a direct mail campaign with the amount of time I have left in Wisconsin?

I should have required a larger deposit to ensure he was committed.  

Then if you insist on using  an agent to help find tenants you should find one who will not commit you to tenants without your approval.A word on leasing agents or realtors as sources of tenants.

There's also all sorts of OPM and otherwise creative scenarios, like getting friend/family to lend you the money and secure it by another property you own (with some caveats), but in general yeah if you aren't going to live in it, and don't want to commit fraud, and are just getting started, put in your head 85% for SFR, 75% for MFR.

$237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 $237,672 Loan to Value (LTV): 75% $3,074,040 Cash Flow $426,699 $529,444 $563,525 $598,627 $634,782 $855,432 $976,797 $1,016,304 $1,056,997 $1,098,911   Interest Rate: 6% $237,672 Purchase Price Cap Rate 16% 18.7% 19.5% 20% 21% 26.6% 29.6% 30.5% 31.5% 32.6% Amortization (years): 25 COCR 33% 41% 43.8% 46.5% 49% 66.5% 75.9% 79% 82% 85% Total Cost of Mortgage: $5,941,825 Return On Equity 33.8% 31% 26% 22.8% 20.5% 23.8% 23.9% 22.1% 20.6% 19.4% Down Payment: 25% $1,024,680   Loan Commitment Fee: 1% $30,740 Loan Anlysis Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10   Loan Closing Costs: 4.5% 138,332 Market Value (5% Appreciation) $4,098,720 $4,303,656 $4,518,839 $4,744,781 $4,982,020 $5,231,121 $5,492,677 $5,767,311 $6,055,677 $6,358,461   Acquisition Fees: 3.00% $92,221 Less: Loan Balance $2,836,368 $2,598,696 $2,361,024 $2,123,352 $1,885,680 $1,648,008 $1,410,336 $1,172,664 $934,992 $697,320   Initial Cash Invested: $1,285,973 Equals: Equity $1,262,352 $1,704,960 $2,157,815 $2,621,429 $3,096,340 $3,583,113 $4,082,341 $4,594,647 $5,120,685 $5,661,141     Sale Analysis Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10   Financial Metrics Equity $1,262,352 $1,704,960 $2,157,815 $2,621,429 $3,096,340 $3,583,113 $4,082,341 $4,594,647 $5,120,685 $5,661,141   Cap Rate (Purchase Price): 16% Less: Selling Costs @ 4.5% $56,806 $76,723 $97,102 $117,964 $139,335 $161,240 $183,705 $206,759 $230,430 $254,751   Cash On Cash Return (Year 1): 33% Equals: Proceeds After Sale $1,205,546 $1,628,237 $2,060,713 $2,482,094 $2,957,005 $3,421,873 $3,898,636 $4,387,888 $4,890,255 $5,406,390   Internal Rate Of Return (Year 10): -83.42% Plus: Cum.