If a fix n flip you could get 90% if you have experience but 80% there if you do not.There's just no way to pick up a 525k asset in FLA with no money. 

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That's a nice score.If you have no experience we will work with you, but you have to understand no experience doesn't afford you the best of the best of what a fix n flip product has to offer. 

But now with having to spend 4 - 5 points to get that bottom number on a pricing chart which is only 6.4% or so now, I see people paying less fees for an ARM product and not get locked into a rate for the longterm right now.Hard Money is great for the fix n flip because of the included rehab funds, so if you are a contractor or have a great relationship with a contractor then you can just churn out those 25k - 30k profits every 3 - 4 months.For Long-Term Rental products, HML is good but you can get better at your personal bank or credit union as far as a mortgage price, but those lenders will not lend to an LLC and they have all kinds of qualifications. 

Trying to decide to whether to AIrBNB or do a fix N flip.

Quote from @Hana N.: I have 150k in my Heloc.I am considering three investment options before me as I look at:A. 

As @Bill Brandt and @Percy N. have already said, if you've lived in your primary for more than t years you will get up to $500K tax free. 

The house next door to me is up for sale.  16 N.

He works at A&N mortgage here in Chicago and they have a great 10% down product.