Sellers rarely mind the low deposit and extended closing period due to the nature of the property, or at least they can be made aware of the fact that their lot has issues that will take MY time and MY money to solve and then they come around.My terms on the flip are: Minimum 10K spread between purchase and flip value.  1-2K deposit upfront to hold the property for 7 days then the deposit becomes non-refundable after the 7th day and the buyer has the same amount of time that I originally negotiated with seller typically 8-12 months(its a purchase contract but because of contingencies its essentially an option).  

If I were you, I would really try to narrow down the search to three specific cities that you're interested in.

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.  

Money is made on the spread!

What you need to do is narrow it down a bit.

Purchase Price: $85,000Rehab: $5,000Loan Amount from Fund (AAA): $90,000Interest: 9%P&I: $724.16ARV: $145KLTV: 62%Sales Price to New Buyer: $145KInterest: 9%Down Payment: $15KAmount Financed: $130KP&I: $1,046.01CashflowDown Payment: $15,000Monthly Spread: $321.85Backend at Refi: $38,352There will be costs to administer the Fund but it's manageable given the upside, particularly at scale (I've done a full proforma with those costs in mind).

Multiple outbuildings and cottages spread out among the property.

Knowledge is power:Thorough Inspections: Minimize surprises with detailed inspections and due diligence.Strong Screening: Careful tenant selection reduces vacancy and headaches.Diversification: Spread your investments across different locations and property types to mitigate risk.Financial Planning: Maintain a buffer and choose financing options that fit your long-term goals.

Trying to figure out what I can/should expect to charge for 1)Purchase price; 2) Down payment and; 3) the spread per month if any on what I pay per month.

If it’s very necessary for me to narrow down the terms, a deal could look like this…Last January I had this property under contract for 600,000 as is, I ended up backing out of the sale because selling is not really what I want to do.