Helocs give you more control of the funds and timeline to identify it's next use. 

I did all of this quickly as any young kid who is technologically able could, and the company controller who I was working under was impressed by my speed of completion.

For me it’s stick with what I can own outright and have complete control over.  

With other partners I have created a Joint Venture agreement and also loans agreements.

This most recent time she said she’d pay me by 09/28 (idk why that late she never provides good info or updates) regardless as of September 10th she will be in default I have a second lien, promissory note and joint venture agreement.

Getting all of your money back out on this market is not realistic, at least in our market.You should expect to leave 5-20% in the deal.However… you end up with less than 25% down, a fully refurbished unit, and a top of the line product for tenants.This strategy allows you to control your two most variable cost, maintenance, and CapEx.Personally my focus on a BRRR is beat the down payment market by 5-15% and have a fully updated unit I won’t have any work to do on for 5-7 years.All the people that want to turn 40K over and over and over and finance rehabs are going to spend a lot of time looking and not a lot of time doing.

@Alex Ea can you disclose your role in this proposed venture?

But much like Elon Musk tweeting on his airplane about taking his company private and then his stock tanking, you, as the investor are just a passenger on the plane and have absolutely no control over how things go, or what the people managing your deal will do.  

But the pest control folks got right on it."

I'm looking at a 6 family in a rent controlled town that is fully occupied.