You may have to start in a less desirable area or a home that needs some work or is more dated to get started, even with the house hack.

Also, eventually, the renovations are out of date or worn and you need to do another cap ex spend. 

@Emmanuel OlaIf you can get a longer term conventional loan I would choose that over a hard money loan every time - this is of course assuming the hard money loan has higher interest rate as well as a shorter maturity date

He can also leave any furniture behind and we will clean up.2 – Flexibility to close/move in on date at his convenience.What other suggestions should I make to make my offer better?

You've had a great run with your appreciation to date.  

Why not just extend the settlement date and wait?

However, if the owner does not comply with the lead law until 91st day, and a child living in the property is identified with lead poisoning during the 90-day period, then the owner is subjected to strict liability going back to the date of purchase.

Renters are all up to date and no missed or late rents.

Is there any way to sort by date, number of posts, likes, etc?

Under this election a taxpayer treats the carryover basis and excess basis for the acquired property as if placed in service on the date acquired.