I believe it is always a good time to invest (sooner the better) and then, there's a better time to invest when all the conditions align, which I missed in 2019.

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

Before moving forward, negotiate better terms with the hard money lender you initially spoke with and ensure the seller is fully on board with second position financing.

The other prefabs out there make the deal almost undoable to the point that it'd be better to go with a stick build at those numbers. 

Better to have one agent knowing I am an investor and handyman.

So, you may be able to get your money back at least plus some and position yourself better. 

That said - I think a simple muitual fund would give me better returns on the same money ($900k) at 8-12% (i.e., $72k - $108k). 

We're spending so much money...this better work feeling."

And to make things better the seller reached out to you aha.