I like the City of Colusa a lot its a tidy little town  very much under the radar ( for CA standards)  I thought you might have been over in Olivehurst or one of those rougher little towns. 

Over the past year, I fully renovated a house owned by a family member, which has given me some hands-on experience.Currently, I am exploring properties that I could potentially fix up and have been practicing underwriting for these prospective investments.

So, we can assume the buyer signed a standard buyers rep agreement and hence either didn’t read it, doesn’t understand it, or does and is hoping to work around it.  

FREDDIE MAC SMALL BALANCE LOAN (SBL)Loan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 80% LTV; 1.20x DCR (Top Market)Loan Sizing: 80% LTV; 1.25x DCR (Standard Market)Loan Sizing: 70-75% LTV; 1.30x DCR (Small Market)Loan Sizing: 70-75% LTV; 1.40x DCR (Very Small Market) Amortization: 30 YearsLoan Term: 5-10 Year Term (Fixed), 10 or 20 Years (Hybrid ARM)IO Term: Partial Term IO (80% LTV; 1.20x DCR); Full Term IO (65% LTV; 1.35x DCR) (Top Market) IO Term: Partial Term IO (80% LTV; 1.25x DCR); Full Term IO (65% LTV; 1.40x DCR) (Standard Market) IO Term: Partial Term IO (70-75% LTV; 1.30x DCR); Full Term IO (60% LTV; 1.45x DCR) (Small MArket)IO Term: Partial Term IO (70-75% LTV; 1.40x DCR); Full Term IO (60% LTV; 1.55x DCR) (Very Small Market) Rate Types: Fixed & Hybrid ARMRate Lock: Rate Lock @ ApplicationNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Standard - Greater of YM or 1.00%Flexible Prepay: Flexible Options – Stepdown & Extended Open/Par Periods Rate Buydowns: Yes – Rate Buydowns Available Up to 2.00%Assumable: Yes – Assumable LoanCash Out Refi: Yes – Cash Out Refi OK FANNIE MAE SMALL LOANLoan Purpose: Permanent Financing (Refi & Acquisition) Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 75-80% LTV; 1.25x DCRAmortization: 30 YearsLoan Term: 5-30 Year TermIO Term (PTIO): Partial Term IO @ 80% LTV; 1.25x DCR IO Term (FTIO): Full Term IO @ 65% LTV; 1.35x DCR Rate Type: Fixed RateRate Lock: Rate Lock @ Loan CommitmentRate Structure: Treasury Yield + SpreadNon-Recourse: Non-Recourse w/ “Bad Boy” CarveoutsPrepayment: Yield Maintenance; 3 Mos @ 1.00%; 3 Mos @ ParFlexible Prepay: Flexible Prepayment Options Available Escrows: Taxes, Insurance, Replacement ReservesRate Buydowns: Yes - Rate Buydowns Available Up to (1.25%-2.00%)Assumable: Yes – Assumable Loan Cash Out Refi: Yes – Cash Out Refi OK

I think HML started to market at PML to give borrowers the illusion of cheaper rates easier terms etc etc when that simply is not true in practice.

Years later I gutted both units and brought them up to our standard.

This is compared to if you bought a standard residence 1-2 hours from where you do those three things.

So if you bought in the wrong time you lost money and will never get it back.Lets now talk about SWFA  Lehigh Acres Corral gables same thing prices in 2007 ish peaked for the standard 3 2 1200 to 1500 sq ft rancher at about 250 to 275k each.. then the crash of the GFC I was in contract to buy out a builder all new builds for 100 of them for 125k each..

On a practical basis, you are attempting to sell real estate without a license.

Standard Charter Bank is getting into storage and transactions, PayPal is offering crypto purchases and are seeing higher than expected demand and are rushing to rollout the global offering.