They exhausted every possible way to market: billboards, commercials, direct mail, radio commercials, and the list goes on and on.

I've had one estimate so far and the guy said that he "exhaust motor" needs to be replaced.

Once you have an FHA loan you are not allowed to have another FHA loan unless relocating a great distance for work.Now that you have exhausted your Low Down Payment Options (Portfolio Conventional and FHA Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Keep in mind that this 4 step process I outlined takes time (anywhere from 1 to 10yrs depending on the person) so keep the big picture in mind but don't let it stress you out too much.

Every wall had to be scrubbed and painted, we had to rip up 90% of the flooring, laid our own tile(which turned out perfect but was one tough exhausting experience), tore down a non-permitted room and built a screened in porch, along with many other small fixes.

...my partner and I are new to REI ...or the "flipping" business (8 months) ...however ...not new to the rehabbing aspect ...having over 28+ yrs in the home building/rehabbing business (interior and exterior)...we are finding great properties ...to work on ...with great numbers ...and plenty of 1st position lenders to do so...OUR ISSUE is ...our reserves went into start up costs of the business ...now we are short ...and finding 2nd position lender ...or an actual PML to work with us in TN ...is not impossible ...but seems that way ...we have exhausted several avenues ...just looking for short term 6months-12months (preferred) ...and we can make monthly interest payments ...any suggestions for QUICK FUNDING would be greatly appreciated ...thanks for your time and consideration ...blessings                                                  ...Kelly                                                                

Include *at least* these for now and use the Biggerpockets buy and hold calculator for help (or other online property analysis tool): this list is not exhaustive - just a place to start.

You likely need the ducts all the way back to the furnace cleaned out as well with air handler cleaning and filter replacement.I have done this before and it is exhausting work.

Work hard, bust your ***, and when you get exhausted, KEEP GOING. 

And I will definitely check out the Boron book - I feel like I've kind of exhausted my library's offerings, and I'm looking for some new material.

I've spent a lot of time & money over the past 6-8 months trying to educate myself-got my real estate license and have been reading & webinaring myself to the point of exhaustion.