However, I am a bit frustrated.Just as a quick background, my paradigm shift occurred when I first read Rich Dad, Poor Dad.

I am still licensed but work 10 shifts or fewer yearly.

I founded Beacon Real Estate Solutions, LLC, a company focused on providing properties to investors and landlords at wholesale prices.When the bubble burst and buyers began to leave the market en masse, I shifted my focus to commercial properties.

If I can't find one that will do it, should I shift my focus to just buy another primary residence with the remaining VA eligibility then apply for the HELOC again?

I am an RN working 3 -12 shifts per week.  

@Angel Acosta and @Kevin Furbish,To make the @ work, do the following: Hold down the shift key and type @?

So it looks like this may be the moving cheese I have to find a path to...our next challenge in a shifting market.After studying his appraisal, I feel it is irresponsibly low.

If there's a basement look for shifting or bowing walls and cracking walls.

I don't see myself having the shop forever, so fingers crossed it's profitable and then when I'm done or the revenue shifts the other way I can renovate and refinance at that time.

The market is changing quickly in many areas . . . . the ARV you are looking at may not be what you find you will get if the pool of buyers shrink and the number of properties shifts from a sellers market to a buyers market.