@Dale MillerYes, the prepaids/escrows and the other closing costs are pretty much guesses. 

The loan specifies: ESTIMATED SETTLEMENT CHARGES, ESTIMATED DETAILS OF TRANSACTION, ESTIMATED PREPAID ESCROWS, and ESTIMATED SCHEDULED PAYMENT.

Add $900 for 1pt rate charge, and additional costs of about $300-$1k for Prepaid’s (partial month interest, insurance renewal if within 3 months of policy expiration) and New Impound account (reserve for property tax and insurance.

Here's how I would look @ the numbers and break it all down: Purchase Price: $65,000Rehab Budget: $35,000 ARV: $160,000Renovation Ratio: 53.85% Initial LTC70.0% Construction Holdback %100.0% Initial Funded Amount$45,500 (for the purchase)Construction Reserve$35,000 Total Loan$80,500 LTARV50.31% (you should be at 65% LTARV or below)Interest Rate14.000% (reflects low purchase price + no experience)Monthly Payment$939 (interest only monthly)Origination Fee$2,415  (3 points - low purchase price + no experience)Interest Reserve$2,818 (prepaid interest - 3 months)I think the above terms are realistic from a hard money lending company.

It doesn't include prepaids or escrow which is property taxes and property insurance.Loan fees are where most lenders make their money because most do not hold the loans.

It is a C class neighborhood, but the previous tenant I had when I first bought it was quite responsible; rent always prepaid, few issues and quickly resolved, and just a hard-working family man.

Courts routinely tell Condo HOA's that they can designate building as non rental building.The idea that a HOA tels you that you cannotI look for properties where the HOA fee is no more that 8-10% of expected rent and expense it off for what it is Pre-Paid Maintenance and Capital Improvements.

Hard pass unless they can do many months of prepaid rent and sec deposit. rents should be the last part of lease not the first part so they still need to pay monthly up front.

Overall, the IRS distributed 160.4 million stimulus checks, dubbed “economic impact payments” either as direct deposits, paper checks or debit cards, totaling $269.3 billion.

If you're going to have coin laundry, I'd strongly recommend investing in the kind that tenants can pay using a debit/credit card.