You bet I did.

Quote from @Brett Jurgens: @Jay HurstThanks for responding3.75%, 30yr fixedLike others have said, with that interest rate your best bet is probably to do a home equity line of credit (HELOC) to put towards an investment that you can quickly recoup your initial investment on.

The settl4ement was private, but I bet it was at least $400k knowing the attorney's involved, maybe more. 

Like contact cases, wrapped toothbrushes among other things.They do get used and I am sure they are appreciated.They might not state it in their 5 star review, but I am betting that it creates positive thoughts and that helps the reviews.

Ive seen what you do and I bet you guys are just over thinking this. 

I believe the best bet to get a good deal is to target pre-foreclosures with good chunk of equity.

@Andrew Frishman It will all hinge on the outcome of the lawsuits or settlements.

Your best bet are still the Townships - they have the best schools in the county with the least restrictions. 

I am betting for the appreciation of the house in the next years because I don't think I can cash flow in the first years.  

You are betting too much on the refinance portion if you try to BRRRR with hard money.