Those will all be variables when searching for a lender to finance the deal.

There are many variables with real estate investing, and realistic expectations should be set for all investors. 

., It looks like of the fees you listed the broker fee may be variable but not the others.

Are hard money lenders typically willing to finance such a purchase, given all of the unknowns/variables?

I understand it is variable but I just need some input from someone who has seen actual usage per unit. 

With the HELOC I can borrow up to 80% of the appraised value at 5.5% with a variable APR.

Stocks trade with so many external variables in play, versus buying a small business is more black and white.

There are, of course, a gazillion other variables to consider, and there are always ways to adjust, but if you're looking for significant cash flow - which I probably am leaning more towards, than it'll be quite tough to find in the Bay unless the stars line up for you.

Rates on HELOCs are variable so keep in mind that your payment can increase.

Follow up question regarding returns/scaling - What kind of return variability are you seeing with scale in the current environment?