Have you owned it long enough to to refi at a lower payment?

I often buy using Subject To to buy properties.

Just my two cents, but if there are any adjacent fields within your career that you can pivot to to make things more enjoyable / tolerable, it could be helpful to hang on to the W2 while investing. 

The one bank left kept a 1 mil line of credit for me ( down from 15 mil) had me  on a 90 day extensions for 4 years and allowed to to earn back in.

I recall him talking about investing in Show Productions and me thinking what the heck does this have to to with RE investing?

Given where we live this is enough to reach out to larger name hard money lenders or a local lender we have family ties to, to get us started.Given our very low DTI we can comfortable cash flow the HELOC and any overages on rehab for the first few, aiming for minimal rehab, smaller profits, roll the profit back into the mortgage wash rinse repeat for a few until we have substantial cash reserves. 

He even had the audacity to post another copy of a screenshot of my most recent e-mail to him, which he didn't respond to, to the attorney general.

We charge $50 and $10/day to incentivize the tenants to to pay sooner than later.

Needed to gain experience in flipping and this seemed to to be a good starting point.

and any recommendations on which courses to to take?