Not saying it wont work. 

Hard money lenders usually want a few days to underwrite the deal and so typically the timeline wont match up.

There are more realtors here than property available and if you are trying to invest out of state that wont help you with realtor costs anyway.  

I'm not telling you to overpay for a job, but definitely get a few bids and do not go for the cheaper guy, we made this mistake a few times when we started and suffered dearly. 3) Property Taxes - Obviously keep an open mind on where to invest, at the end all that matters is that the numbers work.

My brother in law does unsecured loans he will probably be willing to lend you something on the equity but it wont be cheap.

Condo is on great 30yr interest at 3.6%- non payment of monthly 350-400/m HELOC would cost wont be an issue- understand its a 2nd lien on the property and bank can foreclose on me- understand its variable interest rate, but how high will it really go one day?

The fact of the matter is,if we don't seek out these investors and put a resolution to these homes only the city suffers.   

I mean some will but most wont.

Does it feel so separate from the rest of the home it wont be used? 

Im reading that once you acquire more than 4 or more income properties that regular banks wont lend to you because they see to many mortgages on your report. so how does one invest in 10, 15, 20...homes.