@Paras Newbe These are broad questions and too many to answer with one post.

Well Pre Covid you could find these in the low to mid 5s at par.  As

I know what you mostly see on the tv shows that do flipping are not to par as it is in reality but if anyone watches any of them are they somewhat close to what house flipping is about when it comes down to their cost of buying/repairs/and profit?

Yes, too many think they can go from the tadpole swimming class at the Y and compete in the Olympics in 6 moths or become a Para-Jumper in the open ocean.

As to fees, I make it clear that I pay the attorney for HIS time at HIS rate, I do not pay his PARA-LEGAL at HIS rate but at a customary rate and I don't pay HIS office expenses, electric bill, copier bill or coffee expenses in addition to HIS rate, as that's a cost of havine your own shingle hanging outside.

Dodd-Frank does not cover subsequent sales after a seller financed note, if you think it does, it's possible I missed it, doubt it, but get the para # to the DF or post it up.

With that said, is this property up to par (as in condition)?

At par a 7% interest rate loan will pay a little less than 7%.

is it sub para 7 that brings in the exception. 

We're just not on the same par as the other larger submarkets right now.