Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

👇👇👇 We see people breaking the rules all the time and here on BP as well.

Now here is some advice many will disagree with me on but I firmly committed to this:  Most people that use a VA loan shouldn't.  

@Armani Pimentel Yes, I believe that wholesaling is generally not the way to go, because it is getting banned, there are people who try to take advantage of aspiring entrepreneurs like you, and it is extremely low probability. 

. - The people that are monetized on actually closing deals are all saying this thing is highly implausible. 

Just for example, if you buy a single family home to flip at $300k and your rehab budget is $70k (which isn’t a ton - very easy to hit that amount) your ARV is definitely going to need to be above $500k to make any profit/make it worth doing at all.  

How do you approach educating people on the realities of the business? 

And or thought people were taking advantage.

There are people that do flipping in other states while they live in another state from the projects and they are successful, but they have built a team while doing it. 

pretty warm right now, biggest problem is most of our inventory has been bought so we are waiting on more multifamilies to hit the market.