Most lenders will require a 15-20% down payment assuming credit is strong and property can perform from a producing income standpoint.  

.- Current Rent is 150$- $200 behind market avg.I am very comfortable in single family homes in this town (own 18 SFH rented and performing well).

Successful fisherman know that 90% of their time and effort goes into planning and keeping equipment ready to perform and not actually hooking or reeling in the catch..often closing on a popular or active vacation rental (often in a competitive market) happens along the same lines (no pun intended).

And keep in mind, were in a world now where a former POTUS and very probable future POTUS, has been hit on similar charges, on when lenders were not upset, monies happily received, no non-performance issue, no victims what so ever...... 

If credit is healthy and the property performs from an income standpoint you may be able to go up to 85% on this transaction. 

A cost segregation study was performed on this single family home in Fort Worth, TX purchased in 2023 with a depreciable cost basis of $272,633.

While many will also create LLCs or other entities and perform other services, that is not their core function.

You make the assumption that when a note is called, there is time to perform your suggested options and that everyone will agree to do so.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

I just started experimenting with Downtown Detroit with ATTOM's "sales snapshots" and I haven't gotten that kind of performance yet.