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Unfortunately the Hud was not ready for review the night before the closing and I messed up by not checking it over very well at the closing table. 

You don't sit down at the big table unless you can ante up.

Great beer, 300 days of sun, proximity to the mountains and legal pot (if that's your thing).

The alternative is finding a partner who can bring experience to the table, but it sounds like everyone is having trouble finding great deals these days. 

So that means, if I want to BRRR this property and get *all* of the cash/hard money/private money/HELOC money that I put in to buy and fix it, then I should not spend more than a total of $120,000.If I don't mind leaving some money on the table, then I could go over $120,000, but the true idea of BRRRR is to get all (or more) of your initial money back at refinance time.If you' don't quite follow this just yet, no worries, just keep reading on BP and listening to podcasts!

@James Call I personally have had several “mistake” homes that I actually came to the table at closing just to make it no longer my problem.

Let me known if I’m on track here or if there was anything I left on the table.

Those floors are generally durable, but one flaw is they can be torn easily when moving appliances, or even large tables. 

In fact I have a client right now that is almost at break even, but does not want to bring money to the table, and does not have enough money to catch up the mortgage.