My lack of lead flow is the reason why I ended up downgrading my subscription.- In addition, as part of joining the company we were supposed to have a website set up.

I have about 25000 saved up and I'm living at home for free how much of that should I spend on a property or save.How does someone truly manage a property "effectively" from a distance? 

Fail at that and you are setting yourself up to lose money.Funding: This is also an essential part of the puzzle.

You need quality vendors set up and quality vendors are expensive. 

I have been investing for awhile but have only recently started picking up properties that I know will not cashflow because of the prices in the area I invest (Dallas/Fort Worth) and the higher rates.I am still picking them up because it will still pay down debt and provide me with depreciation that I can use to offset my flipping and lending income.

I found a lender that said they would do a HELOC, but they are using an automated system to value the property and they are coming up with a value of $186k, using the old information and previous sales price.

My question is if inspection turns up foundation damage will cost much more than what I expect and budgeted for... 

What would happen if your investors choose to leave their money in, would the capital amount just go up?

I think you might put yourself up to legal risk from the family once they find out they aren't getting the house and take you to court for them singing under duress or another circumstance where they were not of right mind. 

It’s helped streamline my follow-ups and ensure no potential client slips through the cracks.