I simply provided window units, it cost me about $800 which is substantially cheaper. 

At the end of the year if you bank your cash flow you are looking at roughly 5k where as if you refi your cash deal it has potential to be substantially more cash to buy another at a quicker rate assuming all goes well with rehab.

If you've got a $2k mortgage, saving $6k for 3 months should be chicken feed as an investor - nothing you can do anything substantial with, in other words. 

Be wary to spend money before you are ready to handle the lead flow and intake and more importantly, all of the bad leads that come with lead capture.

Black mold which is more than probable in most situations with severe water damage will require substantial amounts of gutting and sanitation.

It can be as little as $1 or a really substantial amount - typically a similar amount as earnest money.With an option you know that you will be able to buy the property as agreed and the seller doesnt have to worry about finding another buyer, as they have collected an option fee you would not want to loose.

what folks who have not really owned a mortgage or hardmoney company like I have don't realize is.   20 to 25% equity coverage is not near enough in a default scenario unless the asset has gone up substantially from when the loan was made. if the value is static.. you will lose principal.. in most cases if you only have 20 to 25% equity coverage..

Assuming all rents are substantial they should be able to cover my debt service and any other expenses needed (repairs, water, vacancy, cap Ex, etc.) 

The credit score and down payment requirements are substantial and the rate sucks but if it's a good enough deal you don't want to lose it over a bad rate.

The other way is better - write the offer and give up control of the intake of offers to your office manager or broker.