This creates a risk of sorts where if you are in the middle of a rehab or have a deal under contract, those funds may not be available.Best practice is to have those emergency funds in something liquid that can float you for some time until the HELOC's are available again. 

If it is tan get 4x4 tubmled traveltine (tan color called walnut) install on diagonal direction with some 2x2 dark brown inserts like metal finish.Another suggestion is to run a row of 4x4 tubled travertine the2" border on top of that then continue 4x4" tubled travertine in diagonal direction!

My plan is to reduce my mortgage payment by rehabbing the property and then refinancing my mortgage.

If he believes you are more likely to add value than the property is to depreciate perhaps you can earn his trust in you as an investor.

The link I posted above is to GINSENG IN NORTH CAROLINA WHAT YOU NEED TO KNOW and this link is to the Ginseng Plant Conservation Program.

There are many investors who's goal is different which is to focus on cash flow but those investors are probably doing well financially.

The whole point of investing is to make money short and long term.

My recommendation is to choose cities in safe and economically diversified areas with above-average income and population growth.

One trend is to buy a single family and do air bnb for each bedroom.

What can be helpful, which is worthless, but helps gauge how amicable the parties are, is to ask for a hand written letter from the other spouse promising they will in fact show up to sign off the day before or day of the closing, allowing the sale to happen.