HMLs are a crucial short-term solution for properties needing significant repairs, and for investors not wanting all the red tape that comes with traditional products.

You need a deep bench and the ability to ask for a favor every so often.

I’ve read the blue (MREI) and red book (MREA) a few times.

The blue line is inflation, red line is the Raleigh house price index. 

Non-Refundable Fees are a red flag to buyers. 

One of the main red flags me and the leasing team look for is this type of behavior (picky or litigious).

I have 6 single and MF properties with a 7th under contract and have made some tax and business development missteps that they are helping us to manage, plus advising in setting up our entities and accounting based on a deep fact-finding inquiry on their part.    

It helps to have a conversation with a lender in advance (if you are serious...don't waste anyones time) to explain your situation and see if there are any red flags.For single family or 4 units and under a pre approval is also not needed but does go along way. 

CA has the most red tape along with some parts of the PNW, NE US and a few other areas in the country.

If I went to a GC and said "Hey, take a look at this job and I will pay you" and they took the money, that is the red flag.