You state that you have 20% - 25% equity position for safety, but you don't based on the information you gave. 

Let's help you duplicate that success in the Houston Area.I am a Houston, Texas based Investor Broker/Agent who has worked with over 400 BiggerPockets Members and Investors. 

At one point I talked to my financially advisor and he said that it would be smart for me to open a HELOC on the property, but not draw from it, except in the case of emergencies.  

Depending on the lender (bank or alt. lender) you have to look at origination fees....points, doc prep, interest rate, frequency draws are allowed/min. draw amount allowed per request, interest payments vs. interest reserve & whether interest reserve is capitalized to fully understand the true cash requirements.

I'm not saying this will never happen to me, but I'd probably be vastly more likely to win the lottery before that happened haha.I can attest to #8 as well.

Scope of WorkThe Subcontractor agrees to perform the following work (“Scope of Work”):Detailed description of tasks and responsibilities.Exclusions: [List any exclusions here].Materials to be provided by: [Contractor/Subcontractor].Reference drawings or plans: [Attach if applicable].2.

Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

Hi Mike,I'm a Los Angeles area based mortgage broker that can assist.

Quote from @Gamal Harding: Anduril Industries' Expansion to Columbus: A Transformative Move for Real Estate InvestorsAnduril Industries, a prominent defense technology company based in Costa Mesa, California, has announced plans to establish a new manufacturing facility in Pickaway County, near Rickenbacker International Airport.

What is your draw fee & benchmarks for the repairs portion of the borrowed money?