So in that case I write that in. "...significantly below market...because of a pending divorce in which seller(s) require a cash buyer to perform in a few business days and are willing participants to accept a cash offer at 40% off the ARV ( write in whatever the % discount is and the true ARV is) I'm not an attorney, but I've learned from a lot of attorneys to overly disclose.

They give us permission to run their payment on a card on the 1st business day of the month.3.

They told me that they won't touch it either because the R&R dept was supposed to take care of it and they'd call me during their hours, which was business days during business hours (M-F 08-17 ET). 12 hours later, I called and asked to talked to R&R.

In the meantime you can submit an Opra request to Jersey City and they would have to forward you the information within 7 to 10 business days as mandated by law.

Based on my credit, income, and a few documents I had to provide they were able to get me the money in 5 business days. 

for me its usually depending upon the situation.......u kinda got to feel them out and see if theres an underlying issue at hand....but yea never more than 3 business days......but you can tell whos stalling. 

And I make calls the same business day or the next to get a repair person lined up...even if the soonest appointment is a few days later. 

On 9/14 I signed closing docs, expecting to receive funds the following business day.

As far as timing, they were quick to get the LLC set-up (under two business days), then it was on me to get funds transferred from my 401K and get my LLC bank account set up. 

Hard money lender will fund up to 90% of acquisition and 100% of rehab costs, they'll lend to LLCs, they won't really care much about your credit score, and they'll fund within 5 business days.