If that is the case then you may just need to be realistic about what it is worth - cash buyers are usually investors and there has to be enough upside for them to make money.Have you talked to your realtor about the feedback received from people that have seen the house?

As Jay said, company is fine and I've little doubt is doing their best to run their business. 

I am paying a bit over market rent for the high season but I'm fine with this because of the proof of concept of the Airbnbs that are near me in the neighborhood also it is my first Airbnb Arbitrage property beggers can't be choosers haha.

Unused contingency funds, unless they were received directly from the borrower, must be used to reduce the outstanding balance of the renovation mortgage after all of the renovation work has been completed and the certification of completion has been obtained.The loan is not re-amortized.Draw Schedule:The HomeStyle program has a maximum 4 draw process.The initial draw can be up to 50% of the total project and can be for materials for the project.The final draw will be at least 10% of the total project as retainage and funds will be released upon receipt and approval of final inspection, Certificate of Completion from Appraiser, signed All Bills Paid Affidavits and Lien Waivers.Additional Draw Information:Ø Signed Draw Request by borrower and contractorØ Signed All Bills Paid AffidavitØ GMG review and approve the draw request and will release funds for disbursementØ A check will be issued in the name of the borrower and contractor and delivered to borrower via USPSØ An inspection of work to date will be performed at 50% completeFinal Draw Information:Ø Signed Draw RequestØ Final inspection/Completion Certificate will be required for release of final fundsØ A Title Update showing property free from lien or encumbranceØ General Contractor’s Lien Waiver AffidavitØ Affidavit of Completion GR will review and approve the draw request and will release a check in the name of the borrower and contractor.Change Orders and Cost Overruns:Changes to the initial plan are not permitted unless prior approval by Guaranteed Rate.

Especially if your profits are less than the Ex can prove she received.

It takes a certain level of QB knowledge to set it up correctly.My General Recommendation: Spreadsheets are usually fine for your first 1-3 properties. 3+ properties, you should use a software.

However, once we received the title report, we started to question if we bid to high for the lien. 

If the prices work where you are, I think with your experience, you could go right into a four-plex and do fine, especially if it was light to moderate value-add because of your knowledge and connections.

I believe they changed the guidelines years ago on the amount of seller assist you can receive on an FHA loan, so I’d look into that with your mortgage company before making an offer, but definitely use that to your advantage when writing an offer!

If you want 100% of your investments in public equity, that is fine and you will reap those rewards or suffer those losses.