Plan would be to BRRR it and I know I can get great rents for the units once it is renovated & up to speed.I see a few online Hard Money lenders, and I have called my local lender friends which have lead to wild goose chases, and various application fees.

The bids I'm receiving vary wildly. 

@Kyle Ransom your costs are going to vary wildly depending on where you are and what you need.

Don't go wild with the fees since you probably won't get it back, but I was able to take it out of the security deposit. 

Followup: Working with a different lender who matched the original lender’s terms, better closing costs, and zero months of tax/insurance built into closing to pre-fund escrow.I guess it goes to show how wildly different the closing costs and requirements can be from bank to bank.

As we all know, real estate doesn't move in wild swings, you can see when an area is going to shift months before the prices are affected if you are paying attention.The other resource that will give you amazing insights into what areas are appreciating, which are depreciating, which are in a bubble and which are severely depressed is www.housingalerts.com. 

Also check out the meet up which is occurring tomorrow at the Buffalo Wild Wings in Wyoming at 6pm.

3 year olds unsupervised... instantly my property is worth probably $20k less if I were to list and they show it during the day and the kids are running wild outside.

When the motivated seller is asking too much I negotiate the price down to a fair price and everyone's happy.Find yourself a great investor/agent or investor-friendly agent with negotiation skills.Plus, you have more protection as a buyer when you buy from the heavily regulated Multiple Listing Service than you do from the "wild wild west" of wholesaling!!

@Sadrud-Din Williams,"WAG" = Wild-*** Guess ...