The property is livable, but I am account for a pretty significant turn in 4 - 7 years of paint, flooring, and any miscellaneous repairs that the inspector could have missed since it was occupied.

I tried to create rapport with the owner over the phone but waited to present my real agenda only in person.   

They pay rent before the due date, clean the property after every client, and if something breaks they usually repair it before I'm aware because their clients will give them bad ratings.

However, after dealing with the constant headaches of repairs, complaints, and other issues, I made the decision to shift my focus to larger commercial deals in partnership with others.I have co-founded a coinvesting club, allowing me to diversify my investments across multiple deals.

You'll want to focus on securing a favorable financing deal at the refinance stage—ideally, you want to pull out as much of your initial investment as possible while keeping monthly payments manageable.A big consideration is understanding your after-repair value (ARV) and ensuring the rehab costs add value in proportion to that.

Some people get lots of phone calls day one, but not day 31 or day 131 or day 331. 

Since you’re using your own funds for the renovation, that can work in your favor, but some lenders may still be able to fund 90-100% of the rehab costs if you choose to leverage financing for that as well.A few key things to keep in mind:✅ Loan-to-Value (LTV): Many lenders will go up to 70-75% of the after-repair value (ARV), so your projected resale value plays a big role.✅ Luxury Market Considerations: Some lenders may be more conservative with high-end properties, so having strong comps, a clear exit strategy, and a solid renovation plan will be important.✅ Interest Rates & Terms: Expect slightly higher rates than standard fix-and-flip loans, often in the 9-12% range with 12-18 month terms, depending on your experience and lender.

During this renovation period would you, as the lender, want an Actual Cash Value or Full Repair Cost policy in place?

Feel free to reach out with any questions about repairs, construction, mechanics, etc, as I am well versed in those fields.

I read "guarantees" - for me that is the biggest scam ever and right then and there either hang up the phone or delete and block the email. anytime anyone guarantees anything run and run fast.