I am seeking advice on how to obtain a Home Equity Line against my primary residence.

What is your debt to equity rate?

They will actually be equity partners on the deal, exchanging their fees for a piece of the gain on the exit.

Now, if I'm doing my math right, even taking the high-end estimate of the rehab costs and the low-end ARV estimate, you've still got about $105k of potential profit/equity in the deal. 

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

All bought when market was down...One is almost paid off (owe 4K on it) ...One where I live has 200K in equity and third one has about 70K in equity (not much)...I am refinancing now the one that is almost paid off and probably will buy a fourplex...Not sure if negative cash flow is such a big deal...

I can tell you broadly that a lot of cash buyers avoid roof and foundation issues due to the cost and that they favor properties that require basic cosmetic repairs.

Cr = CreditUnder Asset:Dr Building $500KUnder Liability:Cr Note Payable $200KCr Owner's Equity $300K (this includes the original $200K you paid during acquisition and the $100K you paid on the note)You'll just pay the note regularly but with the LLC's name and checking account.

And, as investment properties, you're unlikely to get financing nearly as favorable as you would as an owner occupied.