.- I understand that you have to live in the property for 2 out of a five year period.* Does this mean I would have to hold the property for at least five years?

I've gotten several banks to initially okay HELOC offerings at 70% of loan to value, however, I don't think HELOCs are the right vehicle for me for several reasons. 1) The rate is variable. 2) The term is normally shorter than a refi, 3) There may be an unexpected balloon payment if you're not watching the draw period closely.

Hard money lenders are lenders with less regulations than traditional lenders (banks) and they can help the borrowers with their investments more efficiently than banks.

That being said, I have found it is worth taking the risk of them "running the clock" if I am in a pinch and want to efficiently resolve a maintenance request.

Multiple mortgage inquiries in a short period have the same impact as one.

The past few days I've been trying to conjure creative ways to connect with buyers however I'm starting to feel like reinventing the wheel is not smart or efficient! 

The past few days I've been trying to conjure creative ways to connect with buyers however I'm starting to feel like reinventing the wheel is not smart or efficient!

But if you look at cash on cash over a holding period where the rents increase 6% annually while most other costs are capped then you will see a better return in CA.About the only thing the Midwest has over CA is the low entry cost. 

The best way to avoid any future ugliness is to make sure up front that all parties (including seller and tenants) are crystal clear on the terms:Due Diligence Period (DDP) - I'm sure your contract specifies a period during which you can assess the home and then decide whether you wish to move forward.

They have an option period, say between the twentieth and twenty fourth month of a two year lease to exercise their option and purchase the home.