Nice breakdown and a great deal.

If you have a solid ARV AND a great GC / team that you trust to do good work, consistently, and can stick to the timeline planned, even with hard money you will still make money at 75 or 80%, albeit a little less than at 70%. 

That one and a duplex off market sitting right next to it are right at the edge of a B neighborhood and going into a B-/C+.

@Carl Rowles get someone over there to document the damages with a ton of pics AND a narrated video - you may need this for any insurance claim.Regarding your insurance, many of the residential insurers: Allstate, Farmers, State Farm, etc., have a clause that makes your policy invalid if the property is vacant for more than 30 days.- Check with your insurance agent ASAP.You'll need to file a claim and get a claim number.Try to get an insurance adjustor in ASAP, so you can start pumping water out, removing all water damaged drywall and get dehumidifiers in. - Note: the insurance company's adjustor will try to minimize your claim amount.

This place has two SFRs on a lot, needed both to be fully remodeled with AC placed, windows and a lot of other stuff.

With good credit and a relatively low LTV, they may price comparably. 

Eamon,Any time you face a major issue with a bank/lender and they fail to refund your money or it costs you money and a lost deal due to ignorance or bad lending. 

I use a separate email dedicated for mortgage business and a PO Box for all investment business mail that I check weekly.

I have 3 family apartment building and a SFH with 4 garages, 1 shed, and 4 outside designated parking spaces for sale for 1.75 million. 

I’d love to come to a meeting of the minds and a public forum probably isn’t the best place to do that.