They will also accept conditions before the appraisal is done. 

You can make minor adjustments based on the type of appliances (dishwasher, clothes washer and dryer, air conditioning, etc.) and the size of the rental.

What makes you an expert that the unit is in a great location & condition and the market is hot, relative to the property manager?

I could see folks doing new builds if they have 1031 money they need to place somewhere and they are putting 30%+ down however.Way too much sunshine in this thread about the current market conditions here in Huntsville and Madison right now. 

Evaluating the numbers, lending preferences, property condition, and location will help you make an informed decision that aligns with your investment goals.

But ultimately the responsibility lies in my hands.I jumped on a seesaw of risk hoping that the momentum would catapult my bank account into six figures only to find out the hard way that flipping houses isn’t as easy as I had predicted.This house was purchased for $64,000 with an expected rehab of $100k to $120k depending on how much work the dilapidated and neglected house needed.The midwest is lovely but the houses carry the weight of weather storms nearly a century old leading to more damage than a beginning investor could expect.The appraisal came in at $225k for my lender meaning our all-in cost would be around 85% of the sales price worst case.

Local market trends: Could you share any insights into current rental market conditions and future growth projections for these areas?

If what I am facing is Seller's expectation of market condition, i understand.

If cashflow is more important, then maybe wait a bit more until market conditions improve.

Full Disclosure is Required for Non-Accredited InvestorsIf any non-accredited investors participate in your deal, you must provide them with detailed disclosure documents.The SEC states:“[The company] must give any non-accredited investors disclosure documents that generally contain the same type of information as provided in registered offerings.”This is where having a Private Placement Memorandum (PPM) and Subscription Agreement becomes absolutely necessary.A PPM outlines:✅ The risks of the investment✅ The structure of the deal✅ The terms and conditions✅ The use of fundsA Subscription Agreement ensures:✅ Investors acknowledge they understand the risks✅ They meet SEC requirements✅ They legally commit their capital🚨 Not providing these documents could leave you vulnerable to investor lawsuits.4.