You may want to consider that your offering may not have enough meat on the bone for your investors.

This puts me at $2600/mo income which will be offset by board coming in through the barn.

Many things contribute to this but high on the list is conservative appraisal, not high cash out LTV, the competition for good candidate BRRRR properties is high so getting it with a lot of meat with respect to ARV is a challenge, labor costs are not cheap, etc.  

@Jeff PiscioniereThe Graham Parham team at Highlands Residential may or may not be able to do 15% down, but they've done several loans and quotes for me at less than 100k.

It is a bank foreclosure and from what I understand they’re unlikely to take less than 10% from list price, which still puts me at paying in roughly $600 a month if they even accept it.

She had hired an attorney to draw up the contract and he informed me at closing that the lady had changed her mind and needed to raise the interest by a point and half.

Anyway, as prices are at its peak, I've decided to invest out of state instead, price to rent ratio just didn't seem viable to me at this point for buy and holds.

From what I hear about Jacksonville, it is appreciating, so that helps you, but perhaps you leave some meat on the bone to entice buyer to commit to future sale price.

Im hoping to go to her with a opportunity to be done with it, but at a price that has plenty of meat on the bone to justify everything I will be doing.

Approx $7,000k cash to me at closing for rehabbing costs.