/Borrower embellished on the app/and sometimes markets change amidst a loan or guidelines change amidst a loan and the UW team changes terms. 

Naturally then, there is a focus on ARV, often at the expense of everything else that actually determines success or failure.Lend to experienced borrowers with proven track records who've been through some ups and downs.

Judson,The biggest dilemma I can see on the HELOC side is finding a lender who will do one on an investment property.Specifically, HELOCs on Investments are pretty 'risky' from the lender's perspective because they are the easiest for a borrower to walk away from.

I answer this question often to my borrowers that invest in fix and flips.

Or are you still leaving it up to the borrower to decide if they want to protect the building?

Home equity loan/HELOC – Borrow against your home’s equity, often with lower rates than unsecured loans.2. 

If the price is decreased by say $10k because the seller is not paying $10k buyers agent commission, then the buyer can borrow based on an amount $10k lower and must pay the $10k out of pocket.  

I would suggest that if you're just going to go with somebody you know nothing about, you might as well search on BiggerPockets and at least get somebody more amenable to investors.Most lenders out there, particularly with cutesy names like "Loan Guys", are looking for consumer borrowers.

I had the cash to cover closing without this, but it let me borrow from my retirement account and keep the cash in my checking/savings liquid just in case something major unforseen comes up in the near term that may have otherwise started to stretch me thin. 

Class A property owned by credit borrowers don’t pay 12% for heir money, more like 5-6%.