You can also have to scale higher as he performs better or do a certain dollar amount after a milestone is reached.

Lastly, I think there are better locations with better accessibility, infrastructure and services.

What would be the better choice on doing a flip or a rehab for a rental a heloc or hard money loan?

Los Angeles market for house hacking.Is it generally better to buy a duplex for house hacking in a better area, for example, Silver Lake, but pay a bigger down payment(20%-25%) for a move in ready home or buy a fixer upper duplex in West Adams and pay minimum downpayment 3.5-5% and spend the rest on renovation to gain forced appreciation.

Well damn, clearly I need better guidance on tax planning... what are some ways to tap into those losses aside from selling?

Lenders are still unfortunately tend to be very conservative on the rent-by-room (SRO) type arrangements still - its an area that really could use some better understanding out there but just be careful with expectations because a lot of the treatment of these properties (even if nothing like a old-fashioned "boarding house") can be tough

Some areas are better than others but overall it's a solid area for rentals / BRRRR's. 

This should be interesting as better agents who have more business will naturally keep the firm at higher commissions, leaving less experienced agents with more low-priced business.Uninformed sellers will push back on including buyers commissions in the sales price resulting in less competition and lower prices on those homes.Uninformed buyers will self-sort out of the market unless they meet a great agent to explain their options.

The houses are typically brick, 3 bed and ranch style and although there is crime in 38118, it has a strong tenant base and these are some of my better performing houses.

Yes, some locations are better than others but it all comes down to price, condition & what you can get in rental prices to ensure you have both income & equity in the property you are buying.