@Joshua Christensen wouldn't expenses naturally be less if the seller's just spent about $75,000k on cap ex improvements? 

It's the nature of such contracts. 

Given my 20+ years of experience in real estate, sourcing and underwriting deals is second nature for me—I’m not looking for mentorship or education.Again, i didnt request to talk to him.. his team set it up.

The first thing you notice is the amount of natural light!

It's completely off-the-grid home, very funky in a nice way... everyone that's been there loves it and I think it would appeal to outdoorsy/environmentalist/nature lover kinda folks.

It's also located near many other State Parks, Nature Preserves and Forests giving access to a lot of good hiking. 

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.

Great Weather and natural disasters. 

Issues that naturally came up during closing, I was able to discuss promptly with my RWN coach.

.- To utilize the Mills Act requires a few things: An application (not free), inspections, and most importantly a contract with the city in which you promise to rehab and maintain the historic nature of the property.- The inspections are only 5 years, but tenants are not likely to take care of them home as well as you, and refurbishing hardwood, lath and plaster, and anything else is going to be much more expensive than the typical Landlord special (white paint, and grey LVP)It will all come down to making your numbers work.