.- First Rule: you buy the materials, so they don't need 50% down!

I own a licensed gc company so if it is in a decent area I know I can add alot of value to it at a cheaper price since there won't be any labor or material markups.

I would assume a greater emphasis on quality of materials and workmanship (and consequently higher rehab cost) for a rental where the investor will have to deal with the longer term implications of any corners that were cut.

Had quotes for $20,000 not including materials. 

In an industry where trust and reputation are paramount, RAD’s predatory and misleading policies are shocking.Additionally, I will be explaining to the FTC that RAD’s practices meet the definition of “Deceptive Practices” as per the Commission’s Policy Statement on Deception, which prohibits material representations or omissions likely to mislead consumers.On multiple occasions, I was told there would be no issues in accessing my funds.

We had challenges getting the tenants to vacate, we had material supply delays during the pandemic, and I was juggling several other projects at the same time.

And the reason why your "tale of two halves" will play out as you described.Demand:  This has actually been high almost all along, but rent growth hasn't materialized in response due to high levels of new supply. 

As brokers, we all have a duty to "discover and disclose" material facts.

Due to inflation and the drastic increases in material, labor, and supplies, that's naturally caused carriers to rethink limits/values on file. 

The problem is you can't afford to properly make repairs when you are dealing with the lower tier properties and go with the cheapest bids doing nothing but putting duct tape on issues that will become recurring or believing you are making the repairs correctly but use inferior labor and materials because its all the property can absorb cost wise.