I have the same concerns with paying a contractor to do all of the renovation and eating the profit.

If you’re looking to BRRRR, think of the HELOC eating the cash flow while you have it out, then pay it back on the HELOC when you refi the next property & you get two streams of cash flow and two equity cushions if you can do it right.

(Not from the menu of the restaurant next door) and brokers are the uber eats of lending. 

Don’t worry though, not eating that marshmallow today.

What if one of them is too noisy or eats the other's food? 

The refinancing costs will eat up whatever you will save in the long run. 

Plus a benefit to cypress wood is termites don't like it and won't eat it.

A down payment, closing costs, immediate repairs, or a low appraisal could eat up the majority of that $10k right off the bat.

The interest carry will eat your profits fast especially if you struggle to get the project done and sold quickly.

Is it better to use the efficiency unit as my person residence and eat the case flow for the year.