You can barely see the seedlings in this picture.  

This gets my mortgage payment barely at break even for LTR value, (could be negative cash flowing), and lowers to about a 6% CoC (with down payment, renov and furnishings' costs)About 1.5 pt lower than my goal and with an MAO $10K higher than I wanted.b.

At the bare minimum that deposit has paid for the countless hours bidding out the job, and narrowing down a scope, etc... 

I could barely answer all the messages.

I look at baseline affordability and edge just barely up.

@Roy LoganIt sounds like you’ve made some great moves in real estate investing—your BRRR strategy is paying off with those solid returns.At the bare minimum, you should do the following to make your bookkeeping easier:Dedicate one checking account and credit card exclusively to real estate.

Rents in Portugal are very low and barely can cover for the mortgage.

Quote from @Sam Lewis: I understand the benefits behind hard money lending, its guarenteed return from your cash... however, what cases would a hard money lender trust someone they don't know/barely know?

Hi Mike,I don't know the specific answer to your question, but the dirt cheap bare minimum 'online' brokerage that I've seen a lot of people use, after spinning their wheels and doing a bunch of research, is these guys.To align expectations: you get what you pay for, which in your case may end up being 100% perfectly fine.

Son n law is SOL.  I