We also had to negotiate access agreements with both adjoining neighbors, which added nearly another $100k.Best of luck in your venture, feel free to contact me directly with any questions or if you would like me to pass along any of my resources.  

Is there any other options anybody else would do or would you just wait 6-12 months to refinance to start on my next venture?

Networking with local investors and building relationships can also open doors to joint ventures or mentorship opportunities.

This is an owner operated venture.

I am ready to collaborate and (literally) venture into amazing and profitable relationships! 

Perhaps it is time to sell & venture elsewhere.

@Mike MillerI had the name of one brokerage in California, that doesn't require MLS membership or Realtor membership, in my notes for some research I had done for a venture I'm involved in. 

Bidding on foreclosed properties can be a lucrative venture or it can bankrupt someone.

I’m curious to hear from other investors who have ventured into flooded properties such as what challenges did you face, particularly with insurance and permitting?

This could let you start building relationships with others in your area (and potentially lead to joint ventures later) and to build up your working capital.