You borrowed it from the bank as part of the $160K loan and so it is accruing interest while it is in your pocket.

@Greg ONeil flat 12% accruing seemed to work for me for new civilian lenders.

It seems a bit odd that there are no fees accruing as what's the point to the city to mark the violations if they can't make money off of it over time.

I have to accrue them for atleast 5 years to make a substantial down payment investment.

Then hopefully I can refinance a lot sooner than if I just waited until I accrued 25% equity.

The interest rate is higher but, you're not committing a federal crime (LOL).The nice thing about bank loans is that you're only expected to repay the interest accrued on what was spent per each 30-day billing cycle, so it makes it affordable during construction.

My agent is frustrated and informs me that because we went over our closing date, the taxes have now accrued and affected my deal even further, to the tune of $1500.Finally, Title calls me back and informs me that they sent my deal to two different underwriters, and neither would insure title with DHM because there were too many questionable practices.

I have been avidly reading and educating myself and am beyond excited to continue down this path.I am now at a point where I need to leave my job, I have accrued quite some savings and I have hit my threshold for corporate life and spending my life in an office.

Extending a hard money loan often comes with some pretty large fees.There might be some loans out there that let you accrue your interest payments during the hold and they simply add to the payoff amount when you sell, but as I understand it, those are near impossible to find, if they even exist at all anymore.  

So, I must ask, which would you suggest a young investor focus on: -To start growing a collection of rental properties over the next 10 years to achieve financial freedom (Most likely through house hacking) or-To master the art of flipping/wholesaling to accrue capital and then later invest the capital into rental propertiesYour input is appreciated and thanks in advance!