Whilst it is not possible to guarantee completion of repairs prior to closing, we are giving it our best shot.Thanks in advance for the advise.

I have at least one more year left at this duty station, so my plan is the purchase a unit and rent it out once I PCS, the turn over rate in this place is pretty high so renters are guaranteed.

Not guaranteed, but my guess is they are getting a full check. - After hurricane Katrina squatters were a major problem.

I reckon 3-5 years is too short a time frame to GUARANTEE continued appreciation that gets you cash flow AND a profit on sale, after taking all expenses into account - if you're paying market value, in an already hot market.

So, all of this to say that though nothing in life or investments are guaranteed, there are some companies out there with stellar track records and means by which these things can be analyzed to make for a fairly safe bet, at least in so much as a sustainable dividend payout goes.

I would not worry about the loans at less than 4% until you are in a much stronger position.Just remember every time you pay those loans down you get a guaranteed 11.25% return on your money.

I gave them the option of closing quick selling as is no inspections guaranteed sale.

The lender can sell the property for whatever someone is willing to pay at this point - and keep all the funds even if the price received is substantially in excess of the amount owed.If the lender suffers a loss on this resale, the lender get file for a deficiency judgement against the borrower personally (he has signed a personal loan guarantee).

You would still have to give a personal guarantee until the LLC builds its own credit through generating revenue...If you are going to get do a flip with hard money, then you would need an LLC in most cases.So, you need to start with building a plan and worry about LLC's down the road when they are needed.

VA guarantee: this is known as the Veterans entitlement.