I was planning on combining the 3 strategies of brrrr, house hacking and sneaky rental strategy.

I am struggling to find a CRM that combines my Real estate as an agent part of the business and my acquisition as an investor going after properties.

Then Ground-Up Construction Loans are probably a third category, all under the "Private Lender" bucket agreed those are NON QM lenders NOT private money lenders you guys just confuse the crap out of the public trying to convince them that your private money. 

I would stay away from Facebook Marketplace, it was a crap show the couple times I threw a house up there, but that's just me. 

Alternatively, look into renovation-specific loans like the Fannie Mae HomeStyle Renovation or FHA 203K loans as standalone products for rehab costs.FHA 203K LoanPros:Low Down Payment & Bundled Costs: This loan simplifies the process by combining the purchase and rehab costs into one mortgage.Cons:Interest Rate & Refinance Requirement: Higher interest rates and the need for refinancing could reduce your overall return on investment.Fannie Mae HomeStyle Renovation LoanPros:Bundled Costs: Like the FHA 203K, this loan combines purchase and renovation costs, simplifying the process.Cons:Interest Rate & Refinance Requirement: Similar to the FHA 203K loan, the need for refinancing to extract equity and convert to an investment property might add to your costs.I am a loan officer so I have some expertise in this area.

To evaluate the ARV, I’ve used a combination of online resources and comps pulled by a real estate agent with access to the MLS.

Your best bet would be to take a look at a combination of cash outs / or maybe just one in order to obtain your proceeds for the new purchase.

Combined with the price I paid through the auction, they are much higher than market valueproperty 1: paid 100k, owe 170k.

I'd get a small HELOC in combination with cash and/or partner with someone else to get a deal done.

On a new build $275k is the sweet spot but if you go up to like $320 it better have a steep roof 9ft ceilings and curb appeal front or it will sit up to 90 days before selling.Its basically what most people can afford around here.I would take more of a data approach to this instead of guessing. in our market all new builds combined that sell on the open market is about $550k. we build between 350k and 500k. we also stay in line with where national tract builders build in our market which s 400-600k but we like under 500k in Columbus Ohio. in miami it's similar in suburban markets