Morning Ken, to clarify my COC ROI would have been a hair under 8% if my price would have been accepted (home was in Sherman and I'm bullish on Sherman for specific reasons).

View reporthey guys so i have an updated analysis here. basically what we have here is a NMD deal through a VA loan. im currently under contract with the building. inspection was completed where we found we need a new roof, recieved 13,000 credit. although after going much more in depth with this property i am starting to get cold feet and worried about these numbers. i will be moving on from my current 3 unit into this one, as it wont cash-flow with me under the roof is not a big deal, it not cash flowing after i move onto the next one has me pulling my hair out trying to alter these numbers to make this property work. 

If I make enough money, who cares, I'll pay the penalty just to get it out of my hair. 

We will take care of social needs, hair nails and appearance beyond basic hygiene make up hair polish mani & pedi.We will do our pt/ot available everyday as prescribed or at a minimum sit & be fit or if applicable active / passive ROM as well as hobbies activities and coordinate spiritual care.

Traditionally, DSCR loans that allowed STR have always wanted DSCR to be calculated on long term rental rates OR 12 months of actual performance or some heavily hair cutted version of Air DNA and all of these products would price gauge on rate.

Normal remodel stuff.Only major thing was the HVAC ductwork was full of cat hair and the piss smell was atrocious when you ran the heat or A.C.

This will be our first investment property, so I've been combing through all the resources available to prepare for when the house is finished and getting it ready to rent.

The monthly rent would still cover the loan payment but only by a hair. 

@Andrew Combs  A lot of folks are being priced out of Ferndale and and they are moving to the next door suburbs.  

I would agree with looking over that lease with a fine toothed comb, probably more than once, maybe theres something in there that shes not doing, or is doing that she shouldnt that would allow an eviction.