Thanks Mark, sounds like you are a veteran in the RE business.

Hi Mark,I own a local tile shop so I run into many GC's.

@Mark Poshak it's easier said than done but there are opportunities in every market for those that are willing to work hard enough to find them.

I'd need to show my hard money lender all the buttoned up stats before purchase. 

Originally posted by @Mark Sewell:Maybe you can work for some other investors in your area? 

Starting the Refi process right at the 6 month mark hasn't been an issue. 

I switched over to Schlage and on it you push the Schlage button to light it up and then 4 number code.

So any money I put into renovation on top of the purchase price--even if the total still came in well under that 70% mark--would be stuck in the property, which would still limit my purchasing ability to how quickly I could save money.At this point, I'm back at square one.

Like @Mark Creason said, You can either add your own cash to the deal or you can take out additional debt - either way. 

Thanks Mark, and Jorge i want to gather leads.