Also, eventually, the renovations are out of date or worn and you need to do another cap ex spend. 

@Emmanuel OlaIf you can get a longer term conventional loan I would choose that over a hard money loan every time - this is of course assuming the hard money loan has higher interest rate as well as a shorter maturity date

He can also leave any furniture behind and we will clean up.2 – Flexibility to close/move in on date at his convenience.What other suggestions should I make to make my offer better?

You've had a great run with your appreciation to date.  

Why not just extend the settlement date and wait?

However, if the owner does not comply with the lead law until 91st day, and a child living in the property is identified with lead poisoning during the 90-day period, then the owner is subjected to strict liability going back to the date of purchase.

Renters are all up to date and no missed or late rents.

Is there any way to sort by date, number of posts, likes, etc?

q=f8z5B-7KWMortgage DetailsHome value:$495,000Down payment:20.00%Loan amount:$396,000Interest rate:6.10%Loan term:30 yearsStart date:Aug, 2024Property tax:$6,000.00PMI:0.50%Yearly Home Insurance:$3,000Monthly HOA Fee:$0BalancePaymentsTaxes & FeesInterestPrincipalBalance20242029203420392044204920540150k300k450k015k30k45k Mortgage Repayment Summary$3,149.74Monthly PaymentPMInot required$99,000.00Down payment amount20.00%Down payment %Jul, 2054Loan pay-off date$467,906.17Total Interest Paid$500.00Monthly Tax Paid$180,000.00Total Tax Paid$250.00Monthly Home Insurance$90,000.00Total Home Insurance$37,796.87Annual Payment Amount$1,133,906.17Total of 360 Payments

So far for the bookkeeper to sort out 2023 and 2024 to date has been $1000 or 20 hours.