I do not have my numbers as well organized as @Greg Scott but my estimate is upper 20% annual return on average.The 3 i am currently invested in, one seems likely to produce an outstanding return (High risk, high reward), one is conservative and is performing to projections, and one i have significant concerns about but has not had a capital call.  

Well hot damn, this was unexpected.You still gonna be on the forums? 

I like publicly discoverable operators that you can find easily with a Google search, managing hundreds of millions to a few billion in assets, with a focus on single assets, not funds, at least 10 years of experience in their current form, at least 10 buildings taken full cycle, an excellent track record of delivering outstanding investor returns throughout their history, and deals on offer that are similar to the deals they have completed successful.

my own damn ability to stay out of the weeds and BS in my business and to keep working on my biz, got alot happening to me, and need to ensure it doesn't keep me from doing the valuable tasks that keep the biz turning.said it on here probably 15 times now but my never ending every day struggle is to ensure I'm working on what's important and not just what's urgent. 

My understanding was that with a true HELOC, you only draw the amount you need, and you only pay interest on the outstanding balance.

I've used them before for RE on a very short term basis.Keep in mind, if you lose your job or want to change jobs in the next 5 years, the outstanding loan amount becomes due. 

Im leaning to invest in my local market to get my feet wet and learn even if returns won't be outstanding.

I plan on verifying work history through w2 or 1099 statements, and I wanted to include income/rent and DTI ratios to confirm that a tenant would not only make enough to cover rents but also not have any outstanding debt that might jeopardize their ability to meet the monthly rent.

Manufactured Housing CommunitiesConcept: Acquire/develop 55+ communities with modern manufactured homesLocations: Along I-93 corridor (Plaistow, Salem, Windham)Partner Profile: MHC operator with NH experienceProjected Returns: 12-15% cash-on-cash with low turnoverDevelopment Partner CriteriaWhen selecting a local development partner, prioritize:Local Market KnowledgeMunicipal approval process expertiseRelationships with planning/zoning boardsUnderstanding of septic/well requirementsProven Track RecordCompleted similar projects in last 3 yearsReferences from local officialsNo outstanding litigationFinancial AlignmentWillingness to co-investTransparent fee structuresPerformance-based incentivesRisk MitigationEntitlement RiskPhase deposits tied to milestone approvalsPartner with local land use attorneyPre-application meetings with town boardsConstruction RiskFixed-price contracts with reputable buildersContingency reserves (10-15%)Third-party construction monitoringExit RiskPre-leasing programs for rentalsRelationships with regional brokersFlexible hold periods with refinance optionsNext StepsMarket Tour - 3-day property tour of southern NH countiesPartner Identification - Interview 3-5 qualified local developersSite Selection - Identify 2-3 potential parcels under contractFeasibility Study - Conduct 60-day due diligence on top siteSouthern New Hampshire's rural markets offer compelling fundamentals for investors who can navigate the development process with the right local partner.

Damn it!