That means you can use the money up to 95% of appraised value, freeing up that 50k you want to use.Unlike a mortgage, where you're charged for the money as soon as the refinance is signed, with a HELOC, you aren't charged interest on money you aren't using.

Anyone else have software they use that they aren't afraid to say the name of?

With the market the way it it, all of the really good contractors are super busy and usually outside my budget so you are left with people who aren't really concerned with the timeline or the quality because they have 10 more investors calling them to walk properties.

If you aren’t familiar with these issues, I wouldn’t buy this house.

Its a very competitive market up there and I have been striking out, actually I'm 0 for 3 on over-asking price offers that aren't accepted. 2 of my offers even has escalation clauses, but it didn't help.

Most people aren’t like us and get to retire early so clearly you are doing something right haha.

We’d rather not jump in with a HML just yet but aren’t entirely against it.

Put more focus on quality over quantity.

(I know they aren’t as likely to catch it) Thanks everyone I have it figured out now. 

Wife is closer to San Jose you aren't as far away from SF.