So if you think making an investment based on a PG is some sort of security I personally disagree with that, and others who may not be that sophisticated in lending should disregard PG's as some sort of security blanket . 

A simple google search for a 203k lender in Marietta should garner some results for you on page 1, I would go with this approach as those lenders have a sophisticated enough ability to get themselves on page 1, then you can vet them based on some simple questions such as: how often do you write these loans?

We operate a Turnkey business in Cleveland, Ohio, however, the following theories I think hold true anywhere in the country, perhaps even the world.You want to connect yourself with experienced people that are familiar with the local market or the immediate market you are consideringCheap properties will inherently normally carry a little higher riskDo not cut corners on your renovations, you do not want to deal with chronic maintenanceBe patient when placing and screening tenants, the better quality tenant = longer stay/less turnover, timely payments, care for property betterYou want to find a reputable and sophisticated licensed property manager = huge weight on the success of your hold SFRHopefully this helps you get moving in the right direction, if you want to chat or have any other questions feel free to inbox me or call me.Good Luck!

For more static assets, this can be a good model.Retirement plan facilitators and consultants offer more sophisticated programs that provide you with checkbook control.

Originally posted by @Zana Blue:... why can't get they get off their lazy behind ...Lazy behind, indeed.You didn't mention your strategy, Zana, but are looking for full-priced, well-marketed properties, offered by sophisticated agents and sellers; or, are you looking for a deal?

I spent some time combining 4 or 5 other spreadsheets that do things like calculate your mortgage payments with various financing options, calculate your cap ex, and calculate your cash flow, GSI, GOI, NOI, CoC, etc.I think it's pretty cool but there are probably more sophisticated sheets out there.

I always recommend checking the VR comps (check calendars, rate sophistication, review counts and listing population) and checking the LTR rentals around.

If you are purchasing a residential property (1-4 units) or even a small commercial multi-unit (say up to 5-8 or 10 units), I would advise you use the Agreement of Purchase and Sale from the BC Real Estate Association (with your own schedule if additional terms are required) and not bother with an LoI as your Vendor is more apt to be less sophisticated and become spooked by the formality of an LoI and a deal specific contract. 

Most sophisticated sellers wont allow you to assign a contract.  

That'll show a little sophistication on your part and make them think youre open to overpaying.