I'm analyzing this based on unleveraged CoC ROI. 

I took out some business unsecured credit credit, borrowed against equity in vehicles, took out a personal unsecured loan, etc. 

I can buy a foreclosure cheap, get an unsecured home improvement loan, fix up the property and refinance the cash back, and start over again with even more cash than I started.

While I suggested that your return would be better than if you invest in the stock market in an unleveraged manner but in this case, the difference is so stark than you won't.

They are usually unsecured, which means lenders have little recourse if a borrower defaults, and they can be the first loans people stop paying when money is tight.Many lenders have said they would work with existing borrowers who ask for help.

I literally learned the business from the ground up - first construction, then worked at an equity syndication shop and now a commercial mortgage company - doing some principal investing along the way.Thanks to Carlton and a local "guru" to whom I "donated" over $15k (bootcamp and an unsecured promissory note before he filed BK).

Try to get a line of credit or unsecured personal loan for the rehab portion though.

It reminds me of a cash-out refinance after the unleveraged purchase of real property.