Then you have a lower payment and no pressure to ever refi out of it or just fax and sell and payoff and repeat.In you example if the sale price was 100k and you needed just 10k for rehab then it a 110k transaction which means a 15% down payment is 16,500.

Mainly Fayetteville or rocky mount (at least the people I know )

The removal and disposal was quoted at $5480, the cost to replace and install the siding was quoted at $19,200, and the cost to repaint, prime and pressure wash was quoted at $2,282 for a grant total of $21,407.

@Andy Gross I agree with @Jim K. on this one. doing a live-in renovation is vastly different than renovations on a timeline where you are needing people to move in quickly to help offset mounting costs.

The family is pressuring my client to run the sale through Millie - who has long since retired, but still keeps her license active.  

That means you can vacation to your heart’s desire.SB 13 also puts pressure on your city’s permitting office to pick up the pace.

Remodeling on vacancy is our big one, but:- Insulate attic- add storage pallets in basement @$x a month- water pressure regulator where the line comes into the house.- water efficient heads- Chicago controls thermostats- coin op laundry was our move this year- big ticket item but I am still a kid when I empty the quarters 👍 - make room for parking on the property- additional $- turn the boiler down.

They include but are not limited to the following: Contaminated soilProximity to a hazardous waste siteOil and gas wells located on the propertyHeavy trafficAirport noise and hazardsOther sources of excessive noiseProximity to something that could explode, such as a high-pressure petroleum lineProximity to high-voltage power linesProximity to a radio or TV transmission towerProperty AccessThe property must provide safe and adequate access for pedestrians and vehicles, and the street must have an all-weather surface so that emergency vehicles can access the property under any weather conditions.Structural SoundnessAny defective structural conditions and any other conditions that could lead to future structural damage must be remedied before the property can be sold.

First off DONT USE PEX A use B or C  I have had A rupture in freeze situations, C has not, the Build Show on Youtube recently did a burst pressure simulation and A failed before the other pipes did.   

Which leads to my second point: here is a recipe for crashing and burning that everyone should be familiar with because it happened repeatedly in '08-'10. 1) Buy houses with 15% down in neighborhoods that have a lot of competition for rentals and would face downward pressure on rents in a bad economy; 2) hire property managers for about 10% of the take because the houses are more than you can handle personally, 3) make sure the cash flow is below $400 a month, and preferably right around $0; 4) have few assets in the bank or liquid; 5) wait for an economic crisis.Point being, you can be on too fast a track such that when the music stops, you have no place to sit.