The PM company is starting to kick a little better lately but we had a rough 2024.Always remember that every positive and negative experience when taken well is an opportunity to grow as a person and to learn something valuable. 

Get a police report to start.  

Regarding finding discounted deals......That is the reason why I started a wholesaling business. 

The old school guys who work on historical properties are a good place to start.

So they opened up the wall to start the door, and immediately the HOA opposed it. 

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

I know that you do a great job smoothing out any "rough spots" in the lending process, so that certainly helps when the deal starts to go sideways... 

When you start working with distressed properties, the regulators take a close look. 

Great start but now you have some daunting questions.

I think a good starting point would be looking at the comps in your area (recently renovated or new construction homes) that sold around your desired sale price and in your desired timeframe and taking inspiration from there design choices.