I am not familiar with Horn Lake and the economic conditions you mentioned as a CON, but if you already have those concerns, on top of a large rehab, which typically don't shrink as you get started, and being OOS and needing a PM team, you may want to consider other options as you get started. 

Fee for professional services are not typically based on the profit or value of the project.

Yes, since the property was under contract before you backed out due to inspection results, the inspection fee can typically be treated as a capital loss.

@Bijan SabbaghiYou don’t that’s the challenge - we pull data from several places as a note holder and for example and currently we see less than 20% actually going to foreclosure as most are ending in bankruptcy right now due to borrowers equityThe ones that are under water are typically going back to the bank.Best bet is to find properties where deceased or maybe divorced to get higher chance of actually going to foreclosure

@Tom Stevensonyes, when I BRRRR I typically use my own cash for the down payment, and a hard money loan for the balance. 

For owner occupied homes, the typical buyer is NOT analytical.

Typically, clients are using this to buy down their interest rate to 6% or less.Reach out for more information.

To what extent does landscaping typically add value to a property for the purposes of appraisal and re-financing, compared to other improvements? 

But 3) Try multifamily specific brokers, crexi and loopnet, although 2-4 units maybe scarce. 4) A home equity line of credit is a good source of funds however it will generally make your overall monthly payments higher, so unless a deal is very solidly cashflowing, a HELOC may put you into negative cashflow. 7) Typically electric/gas are paid by the tenant - however this isn't true across the board. 

Typically the landlord is responsible for things like this.