Hey everyone,I’d love to get some experienced eyes on a strategy I’m testing.I’m actively flipping properties and recently had this idea to strengthen my offers and scale faster:Use my personal HELOC to fund a large (or 100%) Earnest Money Deposit to make my offer stand out.Once under contract, I’d line up a Hard Money Lender for the purchase and rehab.At closing, the HML funds would reimburse my HELOC, allowing me to reuse that liquidity for the next deal’s EMD.On paper, this seems like a way to:Present stronger offers and outcompete buyers.Recycle capital faster between multiple deals.Keep momentum going even with limited cash.But I’m curious about the real-world execution and pitfalls:Has anyone here actually done this (HELOC → EMD → HML → repay HELOC)?

Pacaso, founded by former Zillow executive Austin Allison, is revolutionizing second-home ownership by letting you buy just a fraction (as little as one-eighth) of luxury properties in places like Aspen and Napa.The concept addresses a simple reality: most vacation homes sit empty 80-90% of the year.

The right fit is usually the one who can both advise and execute.

It’s one of the few markets where you can still execute deals like this!

Value in this deal came from timing, execution, and strategy rather than repairs.

The investors who actually build wealth aren’t the ones who wait for flawless timing—they’re the ones who take action.Momentum creates experience, and experience compounds into success.

They leased after me owning it for almost a year, and then executed the purchase option.The three months rent payments took care of my holding costs and I ended up doubling my money on the deal.

Our lane is design and execution.

The key lesson: detailed planning and execution are essential when tackling bigger projects, and with the right team, the results can be outstanding.

Locally, the challenge is always acquisition price, but the upside is there if you can execute well.That said, many also diversify into the Midwest for cash flow while keeping their SoCal projects for appreciation.