“Close deals while sipping margaritas on the beach!”

I would network in person or in FB groups. 2-3 months to close is crazy.

"Early issue title insurance is a type of title insurance policy issued before the final closing of a real estate transaction.

For larger tracts, entitlement and zoning are key, so I recommend working closely with local planning and zoning departments early on to understand regulations and potential hurdles.

They’ve been really easy to work with but we haven’t closed a deal to have insight on that side of the transaction.

Here's the deal:Purchase Price (PP): $95kRenovation Budget (via HML): $60kTotal All-In Cost: $155kARV (After Repair Value): Around $200kRefinance (via DSCR Loan): 7% interest, 30-year fixedRefinance Details: After the refi, I will pay back the Hard Money Loan (HML) at 11.95% with 3 points:HML: $60,000Interest/fees: $3,585Other costs: $1,800Total to pay back HML: $65,385After the refi, I will have $84,615 left in cash.Cash Flow & Expenses:Expected Rent Income: $1,700/monthProperty Management (PM): $126/monthInsurance: $100/monthTaxes: $126/monthMortgage: $1,043.75/monthTotal Expenses: $1,395.75/monthSo my monthly cash flow is about:$1,700 - $1,395.75 = $304.25/month in cash flow.Return on Investment:Cash Invested After Refi: About $18,385 (after paying off HML and closing costs).Annual Cash Flow: $304.25 * 12 = $3,651Cash-on-Cash Return (CoC): $3,651 / $18,385 = 19.8%I didn’t account for maintenance costs since it’s a full gut rehab, and everything is brand new.

That is a common arrangement as well, that can be done after the loan has closed, too. 

We closed and the Dundee property was listed for rent late August.105 days of vacancy, three rent reductions, and two PM teams later, I’m stuck with an unrented property that, once rented, will cash flow negative each month (and that’s excluding the cost of the 100+ days of vacancy).I later learned that the initial PM team I was paired with actually did not have any experience with RTR.

You are correct in your assumption that it will impact how low they can go on the down payment, though, b/c commissions will need to be paid out of closing costs. 

We knew it was a risk and would be wasted money if the sale did not close.