if you buy something in a random out of state market where you don't have a team or a network, and use 100% borrowed funds, which is what it sounds like you are proposing, you will lose money.those funds seem like they're free, but they're not. 

As others have pointed out the PM submitted a proposal and you had the option to accept or decline.

I will learn more about reverse mortgages and propose to them.

A lot of DSCR lenders are technically POF lenders as they only qualify on 4 things: 1) valid driver's license 2) FICO score 3) rent is more than the PITI of the proposed property and 4) proof of funds for the down payment and closing costs and reserves.

We will choose our general contractor based upon reputation, references from my own commercial construction contacts (I have held a LA State - Building Construction license since 2001), their solvency, then finally their proposed bid.

We have a full scope of work proposal with budget numbers put together & the team is ready to start. 

I have several property proposals already, ready to present, my team and I will hand all aspects of the investment. we handle the acquisition, the renovation, and management.

Even Hard Money lenders (with 10% to 12% interest rates might have issue with that) PROPOSAL MADE and SEEKING OTHERS:Have the Husband agree to SELL her his 50% interest in the House on TERMS to the WIFE who wants to STAY in the home and where he would carry back a WRAP AROUND  Note - lets say for $1,425,000 at 7.0% with I/O INTEREST ONLY repayment terms  of $8,312.50 monthly and a 36 Month Balloon payment when the entire $1,425,000 would be due.

There are a few ways to analyze a current and proposed property to remove doubts on cash flow, ARV potential, Equity to leverage and how to mirror this on all properties going forward.

If anyone in Denver is interested, the city is revising their zoning policies on ADUs - you can see a summary of the changes here or you can read the full changes proposed hereThey are taking public comments and questions through Thursday and hosting a virtual town hall tomorrow evening before a recommendation is made to accept or deny the proposed changes to the zoning laws.