Looks amazing and really like the style

@Julian Joseph5 years is not that long and the likelihood is that with increases in your income going forward, assuming you maintain your present life style, you could realistically pay it off much sooner.

Home was built in 1932 3 bed 1 bath full basement needs work of course bad neighborhood 1 car garage its a craftsman style home ugly yellow paint on exterior....SEV is 72,000.00....comps range from 39,000.00 to 99,000.00 assuming all 20,000.00 is used to rehab my fear is it will sell for 45,000.00 but not much more and I won't make anything on the deal?!

The Home Style Renovation loan would also be great for your FTHB status.

As an investor myself, I understand what we want to see from agents - I was more asking along the lines of the best ways to showcase properties and communication styles.

Until an 'investor' reaches critical mass (escape velocity) in number of units turning enough profit that even the occasional catastrophe won't  change their life style, it's got to be keep your head in the game and all hands on deck.It's all fun until it's not.  

Having a PMP and Lean Six Sigma Black Belt certification have helped me create a process-oriented approach to executing strategy and analyzing data to prioritize initiatives as well as course correct well before issues become catastrophic.

But you will get a used house, possibly painted in an unusual style or smelling of neglected pets, and a lien.

The other option available to you is Fannie Mae Home style Renovation, which is a conventional loan program. 

My wife (the detail oriented one) looks the buyer up on Facebook and sure enough he's ON STAGE WITH A GURU in his photos.