That TX law would be so restrictive with what one can do with their own equity seems antithetical to the personal freedom motif so frequently expressed here.I did run across this company Hurst which seems to be exploiting this TX niche, but with terms that seem so restrictive as to make it almost pointless if you're pursuing an unexpected opportunity for which time is of the essence:https://investmentpropertyheloc.com/investment-property-heloc/Excerpt:"Our program is similar to commercial bank lines of credit that are set up on an annual basis, have adjustable interest rates, and have annual costs.

I deal with homes in foreclosures very frequently and do concur with you that most of my calls will come in the 11th hour.

A difference I see both here in Little Village along with some northern parts of Back of the Yards, is that frequently these properties are not stripped as in some south and west side neighborhoods (east garfield park comes to mind).

There are approximately 20 accountants on the biggerpockets message board who frequently contribute to the community.

My wife and I are looking to purchase our first short term rental and we are drawn to the Tampa area because family is nearby and we frequent the state.

I just want you to know as a property manager I frequently speak with employees of these city utilities.

@Bruce Lynn is right about NAS Pensacola being a frequent reason that people move in and out of the area.

@Charles Hunnewell, with a bigger concentration of 1-bedroom and studios you may want to underwrite with more frequent turnover higher turnover costs.

Look for local real estate developers who have done similar projects in the past, but I recommend getting the deal under contract with a due diligence period, so you can back-out if you don't get the financing needed.Engage a Real Estate Broker or Advisor, Real estate agents frequently have contacts with investors.

A PMC should have a list of contractors that they use frequently to do this.