It is important to consider your option and perhaps even your risk on an unsuccessful option into the future into your calculation.

That makes all work far more expensive, creates liability, and reduces future resale value.

That's about as much leverage as I want anyway.As far as HELOC's go, I'm assuming that most people want to lock up long term fixed rate loans, not have a ton of floating rate debt at whatever point the worlds' lenders ascertain that the future US govt cash flows available to somehow repay the spiraling debt and unfunded liabilities (a mere $100T or $1M per household), are woefully and absurdly inadequate.

Either way, look for one who will really look into the details and look for any potential future or hidden problems (i.e. the stuff I look for when evaluating houses).

Prices are way below construction costs and those are still cities people will still keep moving to for the foreseeable future.

Last time it was a sheep investment not the livestock but a gold-ish sheep statue covered in a few fragments mother of pearl and semi precious stones ... for 6k.

The benefits to adding "wow factor" to your flips is that you will have the nicest home on the market for that area which should generate a quick sale (quick sale = more money in your pocket due to less holding costs and future opportunity costs).Now you have to be careful not to ver rehab as you can overspend and not get it back.

So, my total earnings need to be $1.91 vs. the $1.39 I had to earn to just spend the dollar up front.Now, the thing I'm ignoring is that I get to repay that dollar and the interest way in the future.

From my pov, if something catastrophic happens to the point where dollars are worthless then gold will be worthless too.

To account for that, you either need to have awesome cash flow, or get the price lower to account for said future costs (or get a deferred maintenance credit from the seller)