The tenants (older married couple) are excellent, have been there 4 years, very low maintenance, mow the grass. 

I've seen typical numbers of 1%-2% higher than your current rate.HELOCs are a great product but they are not designed to be a long term loan. 

ARV is typically under $200,000 and 1,500 sf so it is hard to justify a designer in that price range.  

@Aaron Parsons your correct, the homes are typically in areas that are being gentrified or rundown.

With a HELOC you only pay on the money you are actually using not the total credit line.For example if you have a HELOC for $100k and only use $20k of it you then you only pay on the $20k borrowed.Whereas with a mortgage if you refinance for the $100k you are paying on that entire amount from day one.Also as you've already pointed out you can typically get better rates with a HELOC.

@Syrica BrownCraigslist (don't put street address in ad)Facebook Market placeZillow ( this broadcast to several other sites like hotpads etc)I don't schedule individual showings, I schedule an open house and funnel everyone to that same block of time.I typically get a line of people filling out an application. 

Typically speaking a conventional I believe is better.

Try searching on NARPM.org, if you find someone in your area in NARPM they will typically be better educated and more professional.

You're not going to see many 1031 compliant opportunities for the typical crowdfunding  size deal crowd. 

Our strategy is to either get killer Cash Flow properties in Decent areas, typically multifamilies (we're not talking about the 50k properties), usually just working class.