It took awhile for them to mature and realize that more time was wasted and effort expended trying to get out of things than just getting things done.

You have to expend some time and effort to buy a rental.

I have other posts that was I regards to investing into a house that my coworker would sell to me and I would have the  place setup and staged for renting it out for a hospital in relationship to allowing any and all staff that are traveling through to be allowed to stay there at " my place", which is how I'll refer to this house....I expended my options to trying to qualify for a loan the conventional way and even a fha loan for his asking price of 200k was or of my reach on my own.

In addition to $500k how much time do you think you expended?

@Brittany George : Hey Brittany, if you love the deal and believe, using conservative numbers and reasonable due diligence, that it will be sufficiently profitable (financially or experience wise) to worth your while, then try not to worry about what you've already said were baseless claims or expend time imagining what credence a buyer would give those claims. 

I just bought a three family this year, and haven't been able to rent it since COVID, so i decided to gut renovate all three units which is expending ALL of my free time outside of my 40 hour work week as an engineer.

for instance, the PM is often incentivized to expend minimal effort toward fixing problems that cost the owner money.... 

So don't expend much energy until you know that.Second, If you are not confident of your ability to do the deal, I would certainly bring in a partner.

The additional $15,000. is to be placed in an escrow account by the Seller at close, from which I will draw as needed until expended for repairs and furnishings.

As to advances, a mortgee has certain protections under the DOT, they may expend funds to protect the collateral and keep it free of liens or encumbrances.