The banks are so inundated with bad loans that there is no way that they are going to call a performing loan due.

BA Philosophy UT-Austin...graduated in under 10 years in the top 99% of my class.Best friend's dad growing up bought and sold real estate. 

The rules have completely changes as compared to what things were like a year ago as lenders have become inundated with foreclosures and have become MUCH more willing to deal.

And while there can always be rehab surprises, you should still come in under full price ARV with an off market purchase.

I would say you probably still came in under budget by $10 per sq ft (could not tell if all the electrical, plumbing and HVAC were completely redone) which means you have very good construction management systems.We are sending massive mailers, have done a drive for dollars on almost every street in Seattle, have a door-knocking team and get deals by coaching 350+ wholesalers, and yet I am finding zero flips that fit my criteria. 

For you, 10% might be right, I'd rather make the numbers work estimating too high, and be happy coming in under each year, than the opposite.

.- For portfolio lenders, there typically aren't any restrictions, but every portfolio lender will have their own guidelines, so you'll have to check with the mortgage broker and/or underwriter to be certain.All that said, I've sold dozens of properties in under 3 months and many dozens in under 6 months, so it's certainly possible and it shouldn't deter you from jumping into the business.

Wanted to temperature check with the community first, though, in case I'm missing something.Bit more background:I'm out of state, but had an investing partner (he didn't have equity in this property) who was acting a project manager for me who confirmed my estimate of $35-40k reno in under three months.

Our current town has under 7k residents, the largest city in the county has under 20k, and the county in under 800k residents.  

Obviously, with me paying all cash during these high-interest rates, I will be coming in under the list price to capture whatever extra equity I can.