I'm a fairly new flipper, I've only done 6. 

Would you consider this a good or at least fair investment?

I'm looking for a cleaner to help with turnovers who prices fairly AND is insured and can provide proof of insurance... having issues finding someone that fits both of those categories. 

Haha very fair point @Mike Dymski.

So I have a SF house that we will have owned (and lived in) for two years here fairly shortly.IF after 2 years of living in it, we tear the house down, scrape it, rebuild on the same lot and sell it for say a 400K gain, is the gain taxable?

Looking to try and get a home using existing financing.I understand how to sell it to the seller by letting them know that it could help their credit because I will be making full payments on time, that I will be able to offer more money to them because I won't have to get new financing, and that they will still get their equity out right away.I understand how to buy the property using lines 203 and 503 of the HUD-1 "Subject to existing financing" and ensuring that the title company being used has closed using sub-to financing before.What I am unsure about it how to verify with the bank that the seller is current.

Obviously it doesn't hurt to ask for a fair market rent! 

I don't want to jinx myself, lol.Be fair and professional, but don't be a pushover. 

Here in Houston and I work with investors on their fix and flip projects and was curious how many of you flipping houses hire an interior designer or architect to help ensure the best possible layout, kitchen and finishes? 

This leads me to believe the mortgage is the better option. exactly. confirm the terms before you lock either one down, but I've been in lending my whole career, these things are fairly standard. if you take the heloc your payments will obliterate any chance of cash flow. mortgage is better suited for that