This will build a track record for hard money lenders and will also give you experience with remote flip management with lowered risk.  

To be fair, in addition to buying all those houses over the last 3 years I also dealt with an eviction, $47.4K in capital expenses, insurance claims, building teams in my local markets, and all the other nonsense involved in this lovely industry.Anyway, I finally got around to putting together a complete general ledger and had the horrible realization that over the last two years (bank and credit card record limitation make it harder to go back farther)…….. between 2022 and 2023 I have been $17.5K cash flow negative on $171K expected rent !!!!!

In the Seattle market, condoizing costs around 15K (survey, site plan, recording fees, legal fees, HOA creation and coaching from lawyer, setting up utility sub-metering if required).

Talked to a seller today, and her exact words were: "I have been advised by the title insurance company that because the deed for the property from my grandparents to my uncle was recorded after their death, I need to have a quiet title process initiated."

Just from my basic research, it seems as though Galveston continues to break previous years tourism spending records.

I would encourage you to seek counsel, New Western has a reputation for this type of behavior and a track record of pushing misrepresented deals to novice buyers. 

Some calls are recorded so you can watch too.

A friend in lending told me I'd get better pricing if I have private lender do a $630K loan, record a deed of trust, before I close and then get a conventional loan after to refi the existing debt.

The only part that is a red circle is the male's background check shows  criminal records in 2019.

You should also invest in a professional real estate photographer and a lock box) You may just decide to go with an agent that can provide professional level photos and an amazing marketing package (including listing exposure in real estate magazines, etc) If you do go with an agent- make sure to ask for their marketing plan for the property as well as a record of their past sales, etc.