TimBuilders risk policies will less likely to  exclude theft but might require an alarm.  

You owe money secured by property; you don’t pay when owed, you lose property.  

We secured the property for $28,000 and sold it for $41,500.

He also removed a whole house alarm system without telling me.

I’ve heard about ‘gap funding’ for fix & flips to cover down/closing/holding costs in addition to the hard money loan for most of the purchase price & rehab, but how realistic is it to secure that type of funding?

For borrowers or investors interested in properties that sellers will not carry or without an assumable loan or accessible reserves, my suggestions would be to try and secure a seller concession towards closings costs or an interest rate buy-down.

As an update though, we did move ahead and were able to secure a 1X close construction loan that automatically converts to a 30-year fixed rate. 

@John Williams politicians at all levels of government are taking away landlord property rights to protect slum-tenants.We'll soon be like Ontario, Canada where they can't charge application fees or security deposits and it takes 12 months to evict a tenant.Unfortunately, landlords are too cheap to make political donations to stop the madness:(

We have ended up being the latter a couple of times in 7 years because we started off trying to be helpful, but have put policies in place to avoid it:Our rule of thumb is that you can’t be behind by more than your security deposit.  

Umpqua Bank:Seattle Credit Union:Keybank:Bank of the West:Banner Bank:BECU:First Tech Credit Union:PenFed Credit Union:OBee Credit Union:First Security Bank of WAFigure: