I was wondering if anyone familiar with the market would have some suggestions for a rental location.

So my suggestion for new guys and gals out there looking to invest, the first step is to SAVE MONEY!

I understand that most lenders will not loan on a property in an irrevocable trust, and I am looking for help in finding one.Does anyone have any ideas or suggestions to help him avoid the inevitable foreclosure if he doesn't payoff the loan?

Additionally they are his employees.You do not want these to be your tenants and any advice you receive suggesting you could try them out will only lead to you non renewing at some point after you start losing money and sleep so you are best to start right.Do not, I repeat, do not allow the present owner to sign a binding lease with them.

I would think you should have them stand alone for that

I know the % on ARV will likely be effected due to it being my first time using hard money, however, wanted to gather some suggestions.

@Keith Kaufman I have been active in the San Antonio Market for several years now and from a cash flow stand point we have a great rental market.

What I was thinking about doing is taking out the HELOC in order to make some improvements to the property using OPM and hang on to my cash.Given that I am putting down 25% on the property it seems like I would have enough equity to get a HELOC but I'm not up to speed on how HELOCs work.If there is a better option to accomplish the same goal that you can suggest I would love to hear it.  

As it stands, I have commercial lending in place that is quite favorable because it is loan to cost (allowing me to borrow for the rehab), but the numbers are very tight, as the mortgages are amortized over 15 years.

Great suggestions.