I was estimating the ARV at 160-165k which I don't know what it will be for sure but I'm a little worried it might be less which throws a wrench in things as well.

Sounds like you are throwing money away.   

Anyone who takes these Guru courses is throwing money away.

Look at purchase HUDS, statement of work if it was a renovation and the sale HUD to make sure they made money on the deal.An organized and easy to navigate borrower's package.Security documents to collateralize the loan against real, tangible property.I also like to throw in some communication clauses with consequences for ghosting.Cheers!

Throw in the fact that properties over the next few years most likely will have very low to zero appreciation and they probably do not get you a net of $6k a month even if you considered the principal payments you are paying down and lending right now is a far better situation to be in than owning property - just as the opposite was several years ago during very low rates and high home appreciation. 

Still hungry lenders throwing loans around.

Throw me some ideas here community and possible lenders if you have them.

I would have garbag cans at the curb or a dumpster pad, and have them responsible to throw their own garbage away, and keep the areas clean.

Personally, I wouldn't throw out a complex structure to the seller right out of the gate. 

I'm hoping to branch out into additional investment properties but the $950/month that I'm seemingly throwing away makes this difficult.I thank you all in advance for your thoughts and feedback.