My husband is active duty navy.

Now of course I don't want to waste my draws BUT I'm looking at actively using the HELOC so that should take care of not having to pay the annual fee.

Just continue to build relationships and be as active as you can on BP and within your local REIA, and REI Meet ups.

What would become an issue as relates to flipping with an IRA is the tax-exempt entity is engaging in a trade or business activity (as opposed to passive investments such as hard money lending, dividends, rents from real property, etc).  

As such, I have quite a bit of time to listen to the BP podcast, so I am taking time finally to get active on the forum and introduce myself.I will be 42 in a few short weeks.

However it really works best for active agents who are good at their craft.

I am an East Memphis resident and there has been more activity in our neighborhood over the past 12 months than in the past 7+ years!  

There's a few great wholesalers here in Richmond that do just that for me and every time they send me something I forward to my active investor buyers.

I'd probably consider either lowering the price if you're not getting any activity at all, or just wait it out as it could just be a slow time of year for home buyers since we're right in the middle of the holiday season. 

Such as, if the tenant; doesn't pay rent, fails to vacate at the end of the lease term, damages property, violates a condition of a written lease, is involved in criminal activity, etc..