Guess what gets fed all that excess people and money?

Im.not certain if this is a Michigan/Detroit thing but I'm finding the excessive taxes are making good cashflowing deals and the ability to profit impossible.

I have a decent deal under contract that doesn't meet my criteria for a landlord hold. However, it is an excellent deal for a flip. My concern is the insurance premium that would prevent a retail buyer from purchasing...

I probably spend in excess of 30k a year in accounting maybe close to 40k. its simply a business expense and I leave that to the professionals...

@Alecia Loveless According to the tax records online for my property it appears this hasn't been reassessed in 10+ years (which seems a bit excessive).

But yes, if you have savings in excess of an adequate emergency fund you should start investing.

There is a big appetite right now for 5/1, 7/1, and 30 yr fixed in the secondary markets.

I have seen/been a party too a number of investors scaling to these levels, it can be done but there are some similiarties i see....even on the rehab side, same product in everything - paint code, flooring, cheap granite (excess bought at discount and stored for tenant turnover)..... etc. 

I think my backyard (Northern Virginia) is too $$ for my current risk appetite so I am planning on going out of state, hadn't considered Baltimore until seeing your post. 

Keep in mind that HELOCs are adjustable rates, and are determined by the US prime rate (currently 8.5% plus a margin - which is determined by your FICO, Loan to Value, DTI, and the banks appetite for that product).