If your lender is only working with a "list of qualified contractors" thats against the 203k guidelines and a huge red flag. 

It is very hard for the average person to understand and keep track of the nuances of lending since guidelines, rates, leverage, change very often. 

Our friend/business partner has been very supportive and completely understands these issues and we're still great friends after all.

“We are known as a landlord friendly state, and that attracts a lot of capital,” Phoenix Mayor Kate Gallego said in an interview.

If you don’t know how, ask a local friendly HML to share theirs.You will see that for an ARV greater than $250k, the break-even point is a purchase price plus rehab cost of approximately 86% of the ARV.

Tell us more about financing the down payment…did you use family/friends or a HELOC on another property or something else? 

In 2012 a friend of mine purchased 100 of these houses for $300,000.  

If you DM me the address I can review it to see if it meets the rural guidelines for no LTV hit. 

A friendly note on using pre-designed plans...they start out cheap but rarely ever end up cheap.

You ask me for tips  on properties that aren't going to be on everyone's list.My friend, listen to me carefully.