The math is definitely tight in a lot of zip codes right now—especially with retail prices, higher rates, and full PM fees.

Not all HML are the same...and you can certainly work with who you wish...but just know, if this math is accurate, then there shouldn't be anything out of your pocket.Now, with the draws I want you to think about how a normal contractor is paid. 

I did end up working with them so I will respond in more detail a bit later. dothe math in a 3k sq foot house - that 18/SQ is pretty spendy, then another 60k on top of that. 

Keep it tight with a five-check “BRRR math”:Buy: Max offer = ARV minus rehab, minus profit/equity buffer, minus all costs.

1% is a rough guideline for napkin math.

The math does not math at all. 

I am unique in that I do not have a specific product that I push, I am the person that does a lot of the homework based on your situation and then I come back to you with specific opportunities.  

Run your math conservatively and make sure you have extra room for surprises.

It’s tough in the moment, but it keeps the math on your side.

Use it as a draw-as-needed bridge — low payments until funds are deployed, fast cash offers, and easy refinance once rehab and rent stabilize.Before pulling the trigger:Lock your exit early: confirm seasoning rules and target LTV for your refi.Stress-test rent vs. new payment to ensure cash flow works post-refi.If HELOC terms are weak or DTI is tight, combine small HELOC draws with a DSCR or rehab loan for main costs, then pay the HELOC back down after refi.It’s about flexibility and control — just make sure your exit math is airtight before you start.