You just have to stay on TOP of the listing agent, ask them if they did an MMR this month already, its like a mini BPO they do monthly that will trigger a price reduction.  

Pull the trigger! 

That's what I'm aiming for, although I've yet to take the plunge.I plan on pulling the trigger in the next 6-12 months, all in out of state turnkey properties.

HELOCs are not good loans for long term financing, if you read the fine print, there are many things that may trigger the change in interest rates or having the loan commitment reduced or even called, they are best for short term financing needs that can be paid off quickly. :) 

You can always form a LLC/Corp later and transfer ownership to it but understand that it could trigger the "due on sale" clauseAs far as a LLC vs a corp the vast majority of investors I talk to do a LLC.  

My wife owns a hair salon in a nice suburb on the "Main Street". 

I am so ready to pull the trigger but am so intimidated by the cost of housing in my area of Bergen county.  

And even if they didn't bring the family with them, if they head for the basement first, they still plan 99% of the time to have someone live in the basement.There are "Fast Talkers", which always raises the hair on the back of my neck.

A lease with option to purchase is not officially a sale, so that shouldn't trigger a commission payout in my opinion.  

We don't have any property of our own just yet but we are saving capital and when the time is right we will pull the trigger on a good deal.