Seller basically said that the sale had closed and he was not paying anything (forget about what is right).  

I tried the 1910 once and I wasn't that into it but maybe I need to give it another shotJust the basic OldFo, 89 proof I think.

Hard money lenders are basically prohibited from lending on a primary residence under Dodd Frank unless they have a special licensing.

I have already got paid by the insurance .now it comes to signing the contract with this restoration company ( the same company that dry the house ) , and their contract was very basic .. it didn’t list in detail of what they were going to do  .. for example 1.initial material ___$upfront 2.drywall / paint  _____ $upon completion 3.Cabinet completion _____ $upon completion 4.Flooring _____ $ upon completion 5. 

Basically any residential property not in a historic district, at the beaches, or in an HOA.

I also when things were hot before interest rate spikes I just followed what Lennar was doing. they had a flat fee of 5k.. which for thier product was basically 1% buyer agent fee.. my product was / is 700k plus so  I was just posting 9750.. flat fee and had no problem with agents bringing in buyers . 

Lots with little challenges basically. 

This is all pretty basic stuff, that you can read about here on BP if you spend a bit of time looking.So, tough question for you - how are you going to succeed at RE investing, if you keep putting in little to no effort on research and just ask strangers for help?

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

These will walk you through from the very basics to the expert understanding of what private capital is and how to use it https://store.biggerpockets.com/products/creative-financing-...If you want to start smaller with some free content here are a few great podcasts I can recommend that go over private financing in varying degrees of depthPrivate capital part 1 of a 5-part series with Amy Mahjoory https://link.chtbl.com/ZlYVqXS1Raising your first $1M podcast episode https://link.chtbl.com/BKwpsdf2Private money explained: buying without a bank https://link.chtbl.com/APiLG_Zj