My questions are: Does offering $375k to break even but cash in on equity make sense?

Even in the smaller markets, a life cycle of a deal can stretch out 6 months before the exit and that can cost 30k once all is said and done.I like to tell people 50k is a nice starting point capital wise. 

Divide this number by .75 or .70 to reflect a down payment of 25% or 30% respectively, and compare that result to the asking price.All the above takes about 10 or 15 minutes max - even using just a calculator.

It's even doing better than Columbus, OH, which is starting to fade.Detroit's focus on removing blighted buildings has been key to its renaissance, reducing inventory and improving neighborhoods. 

This is why I like to put my SDIRA money in debt funds since no UDFIWith the HELOC you are basically breaking even on the deal most likely or make very little whihc at that point is it worth the risk. 

@Annwar ZahriehIf you are looking at investing locally (even if it's 1.5 hrs away) try and carve out some time to go to meet-ups and meet other local investors in the Philly area and network with them and vendors. 

Even if I have a buyer, I still post it, and as buyers contact me about the property, i tell them that property not available, but I have a conversation with them about their Criteria.

I had no idea that was even a thing.

If you materially participate in a short-term rental you can take losses even if you aren't considered a real estate professional as long as you materially participate which there are many ways to satisfy this requirement.

She is also my neighbor so I have been bringing her organic produce from my vegetable garden (she loves that) and even helped dog sit her dogs for free.