If it gets down to pocket change range for the local professionals and they aren't touching it, there's a reason why.

I am a huge advocate for constantly educating myself through books, videos, seminars, and programs not just for real estate but for personal development and sell for film.

As you mentioned, I like the HELOC because of the flexibility, which makes it ideal for BRRRR and rehabs where you can cycle the money over an over and it costs you nothing when you aren't using it.

There aren’t enough homes that have sold in the past 6 months do comps on and none of them are as unique as this one.

I've talked to multiple other Detroit investors and people that live in Detroit are the only people who aren't down on investing there.

To your point, aren't you simply donating money to the person if you are letting them live free?

The profit margins on the flips aren't as high as when I had the employees but my liability is way less.

There has to be a reason they aren't common around me though but maybe it is area specific.

In summary, I think it’s a good deal if you’re strategy is correct and you aren’t going to get discouraged by a lack of initial cash flow!

The best thing to do, is get educated enough to explain to private lenders how you will protect their investment with you.