While we faced some challenges with unexpected repair needs, our proactive approach and strong project management ensured these were addressed without significant delays.

Additionally, I’m unclear on how their ARV analysis is conducted since most properties can be found on Redfin or Zillow — does it involve an in-person visit, or is it purely data-driven using comps and suggested repairs?

The software needs to help with accounting, deposits, repairs, etc. 

We updated key areas like the kitchen and bathrooms, improved the property's curb appeal, and addressed any necessary repairs to ensure the home was move-in ready.

Another  was making a contractor leave while he was trying to make a repair to name a few.Here we need to serve 10 day notice explaining lease violations. 

You need to know how to estimte repairs. 

She is actually okay for the past few years until she saw that I have totally rehabbed one unit when tenant moved out and I guess she feel jealous and have since demanded a lot of repair/upgrade and started making a lot of accuse saying mold issue causing health issues but at the mean time trash my yard and keep the common area dirty.

I am seeing some lend up to 80% for purchase, 90% LTC, and 100% financing for the repairs

Or would it be better to simply partner with them, they are friends of mine, with the repairs for a percentage of the profit?

While you have enough money to probably buy into and repair one foreclosure, your money would go farther by financing properties and putting as little as possible down.