I don't earn a commission from marketing or recommending investments, don't earn a cut of any of the money invested by our club.

As I have begun to push back more, I have discovered just how many professionals take short cuts, over sell and under deliver and/or convey inaccurate information. 

@Boffill Yosleys overall I think the rehab needs a few things completed to make it look like that 1) you didn't run out of money 2) there weren't corners cut elsewhere

B is going through an eviction) The realtor said the main issue is whoever did the initial renovations cut a lot of corners and it shows when you go to the property, it looks perfect in pictures but in person not so much.

Does the PM/AM just keep switching vendors to see what they can get away with as times get tough and vendors cut off services?   

Rather than cut the price and show less earnings for sales, they simply take it in the expense end and give you free or $1 meals in addition to your normal order.

So maintenance and cap-x cuts a LOT deeper on those low $ performing properties. 

., you might be cutting it way too close to really do anything. 15k is the bare minimum I suggest for reserves or oh no money on any project so that doesn't leave you a ton left to work with.As @Glenn Banks said, 203k is probably your best option because it's an FHA loan and you can do low money down and the reno is baked in, but the reno is complicated.

I suspect that this lady may be involved in the scam and then takes a cut of any money wired to the supposed lender. 

I have 9 doors in Denver/WI and have done short term, medium term, long term, rent by the room and I’m currently house hacking while renting out my basement and cut my mortgage in half.