I would review all the cost of capital for the sources you have, example would be:- your cash - while it seems free or zero cost your cash should always be assigned an opportunity cost such as 4.25% sitting around in a savings or CD account with no risk as your min cost of capital (cheapest source of capital)- personal lines of credit with no security or asset backing it or called signature lines or signature loans at credit unions and community banks, these are usually prime + 2-4% so probably 9.5-11.5% roughly- HELOC's or secured by real estate, lines of credit usually prime + 0% up to prime +3% or so, 7.5-10.5% rates- fixed mortgages on your real estate like a cash out refinance at the moment can be around 6.75-7.5% 30 year so this one costs some where between your cash above and your lines or personal loans.

Wholesalers need to focus on finding deals at the right price 

This is a nice urban area with tree lined streets and very close to the CA capitol and several hospitals. 

@Jason Anderson while I fully agree with @Nathan Harden's comment on youtube being a great resource. 

While I cannot speak to your area, it would never cross my Gen-X mind to book a place that wasn’t marketed online, on at least one OTA.  

Do you have any credit left on your existing Heloc?

She is incorrect on two separate issues.1.

Because of the ongoing construction in the area and the lack of paving on the road the condo sits on, it was a very difficult sell on airbnb/guests were not happy with all of the noise and difficult drive in.

FHA LoanDown payment: Just 3.5%More flexible on credit and debt-to-income ratiosYou can use gift funds for the down paymentAllows multi-family (up to 4 units) if you live in one — great if you’re house hacking curiousExample: For a $300K home, you'd need ~$10,500 down (plus some for closing costs, which can sometimes be covered by seller credits or down payment assistance)2.

A few online banks are great for this.