Your rate may be slightly higher too because from a lender perspective low loan amounts under 100K could be a little risky especially if it happens that  they have to foreclose on.

We live overseas so we are very much out of the picture from a hands on perspective. 

They will go to the most well known/popular sites.To put this in perspective, I have been using ListHub to syndicate my listings to an additional 350+ websites for years.

My CPA has already qualified me from a martial participation perspective.

I am happy to share some experiences and perspectives with you.The biggest thing I could suggest is to network.

Now in our timber deals with that demographic it could take months and a lot of fresh and smoked salmon and if it was elk season some fresh steaks and jerky would win the day.. this is the PNW of course :)  I also got a lot of timber deals by advertising on the Christian radio station..

I would start by removing carpet and cleaning what you can, paint and then ozone as long as it takes.Ozone is cheap, but with fresh paint and new carpet it might ad up to $10k.

Just interesting from a psychological perspective that many people who get taken go through the same process before they finally take some action.

I'm not trying to lawyer up, just thought I'd gather a legal perspective in case she starts to come at me that way.

Hey mate,Thick skin is needed on this forum and in business in general 🤷‍♂️I just posted something similar on another thread and the best advice I can give is spending enough time finding the right people on the ground before looking at the prospect of a market or a deal.Especially when doing BRRR out of state which is a very tough gig IMO.You can find the best market, with the best growth potential, find the best deal with the best cashflow but if your realtor isn't genuine, your property manager is incompetent and your contractor is a cheat.You will loose money.Also, underestimate your income and overestimate your expenses on every deal and business opportunity.If you think it won't happen to you, I can tell you right now that it unfortunately will...I've completed hundreds of flips and rarely come in at budget from a rehab standpoint.So keep that in mind.Appraisers are a joke and easily manipulated.They follow weird data and many want to cap you intentionally (No idea why...) on the ARV.They play it safe and can see how much you paid and what you spent on rehab so they will cap the value and come in under fair value on many appraisals.I stopped dealing with selling to investors looking to finance many moons ago as it wasn't efficient from a business perspective and I'm not in the business of using "in-house" lenders and manipulating appraisals like many others do.