It made me totally refine what I label a good deal and totally reengineer the way I source properties.I'll lay this warning like an Aesop fable: If you are searching out of state markets on MLS for properties and then also trying to connect to some 3rd party GC in that state and then deal with some 3rd party agent who will advise you on value, sales time, etc. 

With light to no rehabs

I would certainly spread the word through my network to warn about this broker.I'm not a lawyer the above is my laypersons understanding of the law and how I might handle a similar situation. 

Lenders Shut off a HELOC the minute they sense a problem, without warning.

There are light docs commercial options out there, typically up to 70% LTV.

.• Check your plan rules and get written confirmation before doing anything• Be aware that job loss or default can get expensive fastIf your plan gives the green light, you can move the money into your LLC and have the LLC buy the property.

Over the past year, I’ve shifted focus from traditional multifamily toward undervalued rural land and light-touch conversions—and the returns are surprising even the skeptics.✅ Entry under $20K✅ No tenants, no toilets✅ Strong passive income potential (leases, modular resale, short-term builds)✅ Flexible exit strategies✅ Easier to secure site control (master lease, seller financing, etc.)One of our current projects is a historic mill rehab being converted into 36 units of independent living, stabilized NOI projected around $500K with a cap rate of 5.75%.

Purchase price: $500,000 Cash invested: $2,500,000 These brand-new single-family homes feature open layouts, high-end finishes, and plenty of natural light.

I don't even use mine at home it just seems like the equivalent of sun-lights and renovated underground spaces.

Depending on the deal, that could be:Conventional or DSCR loans (for buy-and-hold investors)Hard/private money lenders (for flips or short-term holds)JV equity partners if you’re light on capital but have the deal and the hustleIf you’d like, DM me the details—I’m a broker and work with multiple funding sources that can fit deals like this.