FYI, most of my CFO clients borrow from HMLs that will lend up to 100% of their rehab costs. 

My wife works for Ferguson, and I know many contractors, so I can get a lot of materials at cost.

Wish you the best.If I was you, first step is evaluating costs associated with doing MTR and comparing with potential rental income to see if it makes sense to do LTR or MTR.

Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

I am estimating the note would cost 2.5k per month at most. 

A nightstand or dining with 70 pieces is a major bottleneck and keeps your team from moving onto other tasks, whereas one that is already assembled might cost $50-100 more but only takes minutes to unpack. 

For those who’ve used it, what strategies or sources have worked best for you when covering the difference between your loan and the total project cost?

So, what is my most preferred to least preferred, it all comes down to cost of capital.  

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

This will give you one critical piece of information, that it may take X days to get an offer and sell, and the second item will give you what your competition is right now.