I cannot comment on your BRRR strategy bc I'm not exactly sure what state offers properties in those price points but I'll talk about Boston:For your investment HELOC - have you tried commercial lenders?

You would want to offer less and then negotiate concessions after the inspection.

Full has authority to transact but there are steps they must follow including filing a Notice of Proposed Action with the Court 15 days prior to taking action on your offer.

Don't offer your services for free!

And if there is an issue down the line with a renter you might void your insurance on the house.

Banks are required to offer you all options that are possible and in your case, it's a short sale.

A lot of the apartments near colleges that offer room by room rentals only offer a yearly rental.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

They are offering a syndication fund for section 8 housing paying 9% dividends and 60% annual profit sharing of cash flowing properties in the portfolio. 

To the degree, one is realistic, the probability of finding a replacement property increase.Say you want to sell a fourplex to trade into and buy via 1031 a 20 unit apartment building.And the market cap rate is 6% but you want to buy something that offers a 6.5% cap rate, you probably won’t be able to find it.