I like commercial because there is not as much competition for it.You can structure a deal more creatively and there are more different types of lender loans than for residential.Residential is highly regulated by the government now.Commercial I don't want the government messing it up as well and squashing creative financing.I like commercial for economies of scale and ramping up larger transactions.You can make money in residential it is just not my thing.I like retail and multifamily.Medical will be hot for many decades to come as well with the boomer generation retiring.I don't care much for industrial but I am seeing some transition areas where a developer takes an industrial shell of a warehouse leasing at 2 sq ft.They put improvements in and get rezoned to mixed use retail and get 15 sq ft lease rates.

I think people buy multifamily with not enough reserves, don't plan for capital improvements, start deferring maintenance, slowly the deferred maintenance catches up, resulting in less occupancy which leads to foreclosure.

if so, mls, loopnet are a great start..call a few commerical brokers in the area and tellthemwhat you want..they'll let u know when they have it...i purchase properties that need work and have tenant problems...i get these leads from craigslist and my signs..i also call landlords when their property looks like crap to see if they want to sell..

I mostly wholesale from MLS, my guys dont mind since I'm handing them something with no frenzied competition that the MLS generates.

Most likely you'd need to have some cash in addition to the HELOC, depending on market prices and actual amount of HELOC.Have you thought about doing any flips to generate cash infusions?

This type of business can lead to having a park named after you.

Instead they just want to get the pain over with as quickly as possible.You also have to find a bank that is motivated and doesn't want the property (shopped) listed by the seller to fully expose multiple offers and compete with other investors.This is why many people wholesale.They make a few k on a marginal deal and let other investors take the high risk.Then they only buy when they get a really good deal for themselves.I would say "Do not get emotionally attached to this deal and overpay because you wanted to BUY SOMETHING" Instead just treat it as a property and if someone overpays for your goals then move on to the next.Remember it is easy to build a crap portfolio with marginal returns.It is much,much harder to build long term quality properties at a great price that will create generational wealth for the your family.

I have purchased homes that were leads from guys like you that I met, guys that know the area.

Both leads came from BP.

You can change the carpet then lay down some plastic runners leading from room to room.