I have read 10-12% return is ideal, thats still a small number in the big picture of things.

I only saw prior hardcopy versions, no e-book? 

My tenants would likely refer to me as a nice guy who is boring but has pride in each property I own and cares about providing a quiet, safe place for them to live, which is ideally how I want to be perceived by them. 

For now, project can begin at 513 E Centre.

Welcome to the contributor club here on the forums, @Richard E.!

Most HELOC are variable rate with low costs which make them ideal for shorter duration loans.  

I deal with the pre-payment penalty, but my math says it is worth it long-run.

We rehabbed a SFH in a historic district and broke even, which is not ideal as a business, but the home meets the historic code for another generation.

@Adam E ColemanHaha down here it’s probably MORE common to see unpermitted work than it is to see work matching the permit records.

You should hire an agent but ask them if they know what NOI and Cap rate is (i,e are they familiar with investing?