As I said, most deals are problematic.I thought like everyone else that the fix n flip was the printing press for money, but it is not. 

so maybe stay in CA (somehow despite the negative press millions of investors are succeeding there.)  

Someone who has their wife living with them would be hard pressed to convince her to live in a C or D location. 

A lot of people these days are on the National Do Not Call list, and even one text can technically break federal law if you don’t have permission.Most folks don’t realize that those “click-to-send” texting systems are the only ones that are generally safe — you have to physically press send for each message.

I think you'll be hard pressed to get a loan from an HML for only $40k - perhaps maybe a PML.

The printing presses continue to spin the debt out of control. 

They merged with Mynd PMhttps://www.roofstock.com/company/news-press/roofstock-mynd-...

But you'll be hard-pressed to find anyone other than an investor who was interested in this property if it is still gutted

Quote from @Michael Smythe: @Chris Berezansky you'll be hard pressed to find a lender/bank/credit union willing to HELOC lend more than 65% of the total loan amount on a rental.If value = $375k x 65% = $243,750 MAX TOTAL LOANS.You state you have $160k equity, so if we base that off the $375k estimated value => $215k current loan balance.$243,750 - $215k => $28,750 MAX HELOC amountA total refinance would typically allow you to access 70-75% of the property value.

If he’s not pressed to move, holding for long-term appreciation while incrementally generating cash flow could provide a soft FI path without losing the home.