I have been looking at local private lenders, too. 

Do I spend 18 K to replace it even though it’s working fine but corroded? 

Do you have a number one what you are wanting to spend? 

My first deal came from the thousands of postcards that I mailed out to private note sellers in TX.

After that I am using 5% rent increases with 60k renovation in yr1- using 20% down around 8.5% rate, many loan officers keep telling that only 25% down is minimum.. idk- yr1 goal to increase rents w renovation around 60k spend w 5% rent increase (tricky part it probably lot of rent lost while renovating maybe 2-3months) - estimating that yr1 and 2 is negative CF and then projecting positive CF w yearly 5-10% rent increasesAny ideas if this makes sense or not?

So:When tenant is not doing what they agreed to do or what they should be doing or what you would like him to do, instead of allowing yourself to respond by getting stressed out, spend the time planning your actions.

These people are so nice that they are still helping you even though most of your responses are just overglamorizing them or profusely thanking them because they didn't ask you any questions.The other problem is people who tell you how bad they feel for you because other people didn't light a scented candle for your two-line post and spend an hour of their own time trying to help you when you have a new profile, with new photo, and no information.You lucked out with some nice people in here Account Closed, but it's because of them that you have information not because you brought anything to the table other than a hand out.

Overleveraging by paying too much for the property mixed with mixing hard money with private money for a 100%+ LTV at the beginning of the deal.

As a private asset based lender we often see loans that institutional lenders have turned down.  

There are hardship withdrawal provisions and others that can be exercised if you meet the requirements. 3) If you have access to a workplace plan, like a 401k, with a Roth component, you can consider that as well. 4) If you setup your Roth with a Self-Directed IRA custodian, they can allow you to invest in assets like real estate, private lending, private equity and other alternative assets.