What are your typical rates for 3/2 or 3/1 homes?

That is typically 2x most note funds.

If a student loan is in repayment, or scheduled to begin within 12 months from the date of VA loan closing, the lender must consider the anticipated monthly obligation in the loan analysis and utilize the payment established by calculating each loan at a rate of five percent of the outstanding balance divided by 12 months.

Single family homes typically sell faster during spring/summer months whereas they can sit longer during the winter months. 

Many people saved a lot on taxes utilizing those vehicles versus a Defined Contribution Plan like a 401(k).  

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

Adding a single ADU in southern CA is typically a poor investment.  

Hi Glenn, Typically hard money lenders depending on their situation and if they do it as a business treat the income as interest income or business income.

You might have a home that literally takes one dividing wall of 2x4s and a kitchenette, or you might have a home that you need to add exterior doors, breaker panels, relocating utilities, etc.

One thing to keep in mind is typically a lender will not be able to reimburse you for labor you complete yourself on a flip.