I have had the discussions with my wife about wanting to earn passive income through rental properties and we are on board with the idea.

Originally I had planned to get the required permits from the city, but I had a contractor that I work with recommend to not go through the time, money, and headache of the permitting process since it's my primary residence and I can most likely "get away" with it.

Therefore, since this loan will end up sitting on the lender's balance sheet, you should be prepared to pay an interest rate that would make sense for that lender to have their money tied up without earning the additional income they would earn from selling their loans at a premium on the secondary market and being able to re-lend and keep flipping the money. 

Basically, stop wasting your time pining over a house that you sold and got money for and take your money and buy something else and make it better.Emotional attachment to real estate is a money pit every time.

You will get tough skin, and if you can handle sec 8 you can pretty much handle any other tenant. 100k unfortunately won't get you too far in many places; BRRRR is fine but unlikely to pull out 100% of your money.

I owe 400k on the house, so about 300k worth of equity just sitting there.1.I can get a HELOC and use the money for BRRRR, the problem is, I can't find anyone that is giving out loans for investment properties, I have tried most banks, up to PenFed, nothing so far.2.

but there's no legal ties to stay with us meaning that any moment you can leave us, we hope you don't if we have earned your business.

I strongly do not believe the list is bad due to several deals earned from this list, primarily through direct mail, and I am noticing other investors close some of these properties.

This brings flow back down to 2700/mth with zero money in and 13 mths time. 

I am planning on being married in the next year and a half and my partner and I are currently saving up money so that we can start investing in real estate, we are targeting fall of next year to start and should be able to have $80,000-$85,000 to invest.