I'm looking around to find some investors to take it from me and just feel a little lost with dispo, i want to make my deals super sweet sugar coated cherry on top for all my investors on my list so what i ask is if you can rip apart this deal for me and make sure i have enough meat on the bone for my investors, below are the statsFirst off address, 1011 Richard Bell Ave Perry FLPurchase price $110,000Seller says the bank is willing to let go of mortgage for $91,000ARV $180,000-$200,000Needs new roof (20 years old) and central ac system went down about a year ago (around 4k for 3 ton ac)Ive been in roofing for about 2 years and im estimating the roof will cost between 18k-20kI take constructive and negative criticism very well and i only want to improve, no opinions are unwelcome i want full scrutiny with this deal please. 

If you are running a LLC for your rentals is essential that you keep all business  funds in a separate account I like Credit  unions the best .

I have also have saved almost $50K so far to take a start in this game and also my personal credit score is above 750.I'd like someone to guide me purchasing my first property and want to kickstart with a small property first.

When you go to a Bank or Credit Union, they can only offer you what products that bank or credit union offer.

We purchased this as a BRRRR on a Line of Credit, went to do a few fixes then refinance.

Apparently there is good money in writing reports:U.S.Department of EducationInstead of improving outcomes for students, here’s where taxpayer dollars were going:$3,000,000 contract to write a report that showed that prior reports were not read by anyone$1,400,000 contract to physically observe mailing and clerical operations (to watch people type)

Also, townhomes are a great bridge property, it's a common trend that those in townhomes are aspiring for home ownership meaning credit sensitive and with that right mindset. 

Credit unions, banks, mortgage companies and private lenders.They all had the same answer.

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

You’ll want to check if your specific work falls under their home improvement contractor licensing, or if there are additional local permits required depending on the county.