On the third one, looks promising).

Well I'm looking to change that narrative and start doing what I promised myself and my family.

They offered 3-90 day closing as is (there are rental pictures available across the net and I promised it to be in as photo’d condition. 

Now if he promised you one thing for that price and you got another or less quality, the you would have gotten ripped off.

Your rate will be about 7% And you will need a debt service coverage of 1.25 or so.For this to work, you need to Richard at 70% of current value and then make improvements which should add $3.00 in value for every $1.00 spent.Additionally, if you cannot promise the investor that you can get the refi, then you will probably need to sell the property to someone who can.

Granted, not all distressed homes are alluring or promising deals yet, as I have to evaluate the cost of repair and look for comps to make sure high ARVs are in play. 

Investing in promising OZs that have a good chance for appreciation through QOF seems to be a viable options for investors that are not just looking to defer capital gains.

Contact them and find out their intensions, promise nothing, do not allow them any more than a couple of weeks to move out.

The key is to build a rapport with the owner.They need to like you and they need to trust you and you need to do everything very clean so as to do right by them and make sure that they end up getting what you promised you would bring to them.

Bank A may promises better rates and terms, but if they haven't been able to close on a single self storage deal in the past year, that raises red flags for me.