Since you didn't have anything in your contract beyond the 2 3-month extensions for a point each, i would assume it could be contested legally as far as any additional points that would be paid for the extra time beyond the first 18 months since it's not in writing.

I have experienced cash flow anywhere from 10-18% with so much more to offer.

You lost me completely by your failure to understand that if a buyer approaches a seller and offers to take over their property subject to the lender's lien, and stops paying and puts that borrower into default or, if the borrower was in default already, that "buyer" may run afoul of local/state laws and may be accused of equity skimming.

Looking to possibly find one with a garage/ or basement to turn into an additional unit.

Some of these properties are offered at a fraction of the market value which is one of the reasons investors are incentivized to buy.

Hi Grazie,I have an amazing CPA that could offer you some great advice if you're still looking for guidance

I'm going to offer up a few words of caution, as well as the way I like to approach flips.... but to answer your up front question on financing, the typical heloc is going in the 9% range.  

Make sure to utilize the great tools BP has to offer.

And for what she was offering, there was NO MEAT ON THE BONE.

Some common names you'll see thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each of those apps online and see what they offer, how much they charge, etc.