For more uncommon events I might do something.  

Is it uncommon to only have hard money for the down payment, and to do a traditional financing option for the remainder?

In terms of the reserves, it's not uncommon for lenders to ask for reserves.  

It is not uncommon to spend $100K on a $500k property just fixing it to meet the comps.

At 2% Net Cap Rate - to make 100K a year - the property has to be ~5MM.And I'll need 25% of that as down payment - 1.25MMThat's not easy for me - nor very fruitful.So, I wonder whats the point of this.In contrast - if you look at flipping houses from a foreclosure - its not uncommon to see routine gains like 50K on a 500K asset.

PS the hard money terms you were offered are nothing great but not all that uncommon with loans under 100k.  

Angies list works too if you can't get to meetings or if it's uncommon stuff you need like land surveyors.

The fact that they have not done these repairs so far is a cause for concern but not uncommon when it comes to spending money.

Although short sales are uncommon here due to the very hot housing market, the unskilled repairs and additions have significantly de-valued the home.  

My question is, would it be uncommon to ask a seller to send photos of their home before you make an appt to see it in person or should you just go?