I was estimating the ARV at 160-165k which I don't know what it will be for sure but I'm a little worried it might be less which throws a wrench in things as well.

Sounds like you are throwing money away.   

And maybe throw in one big one where the cash flow might not be great but I think in the next year the prices will return to normal and anybody thats got one is going to get a really nice bump in equity.Personally, I have two large ones (2,000 and 2,400 sq ft) that I'm all in for nothing down because I built at a good price.

Look at purchase HUDS, statement of work if it was a renovation and the sale HUD to make sure they made money on the deal.An organized and easy to navigate borrower's package.Security documents to collateralize the loan against real, tangible property.I also like to throw in some communication clauses with consequences for ghosting.Cheers!

Anyone who takes these Guru courses is throwing money away.

Throw in the fact that properties over the next few years most likely will have very low to zero appreciation and they probably do not get you a net of $6k a month even if you considered the principal payments you are paying down and lending right now is a far better situation to be in than owning property - just as the opposite was several years ago during very low rates and high home appreciation. 

Still hungry lenders throwing loans around.

Throw me some ideas here community and possible lenders if you have them.

I would have garbag cans at the curb or a dumpster pad, and have them responsible to throw their own garbage away, and keep the areas clean.

Personally, I wouldn't throw out a complex structure to the seller right out of the gate.