Assume high credit score (despite the old foreclosure), high W2 income, 2+ years rental income on the property in question, a primary residence FHA loan that's about 50% LTV, and very little other debt.Is there a good way to get at that equity to finance another rental or to use as capital for flipping?

If not will you have any positive cash flow after taking out all your expenses including insurance, taxes, etc?  

However, as long as the tenant buyer remains in the house, that means positive cash flow.

I found your other post and the average rehab cost to get a property back on the market was very helpful as well ($1400 every 18 months is pretty close to my estimate of 2% of property cost at $980 per year so I’m glad I’m in the ballpark).Let me ask you both, at some point purchasing for buy and hold in this area would be worth it (at an extreme example, any of us would pull the trigger if it only cost $1), so what would it take to make this deal look positive in your books?

If you have a tenant that should pay 100,000 in rent over 3 years of the primary lease term then 4% of that is 4,000 to the brokerage.

The good have been well behaved, quiet, and a positive experience in the unit.  

HELOC can free up the additional 10-15%, but comes with a price (fees, higher rate, higher risk).It may take a while to save another down payment on annual positive cash flow from 1 property, depending on your numbers.  

Seller financing isn't always a good option because banks specifically forbid it, because the buyer has to take a deed transfer and that would cause a lien position loss on their end. 

Newbee real estate investor looking to put equity in primary home to work for me.Looking for insight, financing, and suggestions on successful real estate investing.  

I am in the process of looking for my first real estate deal in West Michigan (Muskegon/Grand Haven area) and am trying to determine whether a cash-out refi or a HELOC on my primary residence is a better option to fund the deal.