My partner and I are the creative investors that can guarantee we will put in the sweat equity to ensure a successful relationship. 

Their plan is to raise rents (on the poor remaining souls, improve infrastructure and exert some sweat equity. 

So the fact you’re already thinking about using your sweat equity to add value is a great sign.Even though you found this deal on your own, a solid realtor can do more than just open doors for showings.

I also have no problem doing some sweat work to build equity in the beginning as well.

Find a partner who has money to invest with and find & manage the deal (sweat equity).

I wanted to be able to put in some sweat equity and learn some of the skills needed in this trade.

Once you fix it up, you could refinance to pay off the HML.If you do it right, you should have enough sweat & forced equity to have 10-20% equity for the refinance.

.: @Jordyn Ohsnot enough info to helpbut if you're using a HELOC for the down payment AND getting a loan, then you're probably negative cash flow given that's 100% leveragei would never do that unless i were going to refinance in the short termHi Nicolas, Heloc for down payments, but my own cash and sweat equity for the rest.

As others have said, the best thing your son can do is run far from this deal, buckle down, save his pennies (he probably already is doing this), house-hack, and improve a property with sweat, hard work, developing a DIY skillset, and self-managing tenants. 

Every flip is like peeling back layers of an onion, but this one came with tears, sweat, and the occasional scream into the void.