There is so much that can go wrong that can be attributed to the landlord's negligence.

Typically HML's look at a combination of traditional borrower attributes (like credit score, cash on hand etc) as well as experience.

In early 2012 we began to see a following trend developing in our area and made a short list of the attributes a property would need to be of value.

All of the attributes of a great buy: expandability, ease of maintenance...I am planning to do some cosmetics, that's all.

Many times, this can be attributed to varying situations (eg. contractor was booked when you closed, did not have financial means to carry a 2-draw streamline/limited 203k construction note).  

How much business was directly attributed to it?

It's developed as it can get, and either side of the parcel are already developed.Here are the expenses:Snow removal - $20 per snow fall (seems concerningly low)Lawn care - $25 per week (seems about right considering there's very little grass)Insurance - costs her $1600 a yearTaxes - $8100 per yearWater/Sewer - $175 per monthShe acknowledges her rents are very low, but attributes her 100% occupancy rate to the low rents.

For the brief scenario described, assuming the reason for using private money upfront, then refi months later is attributed to time for rehab, a renovation loan seems to make the most sense: this type of purchase loan is based on ARV!

(same attributes as the house Im getting under contract) sold for $60k.

Those are some of the great attributes that successful people are made of, and I am proud of you, as I am sure a lot of other people are also.There are always many different path to success, some more or less risky than others.