I also have a $175,000 line of credit ready if something catastrophic happens.

Wait, I get it, their online reputation will be enough of a guarantee for you!

For us that's 15% off the top line 

Maybe one the contributors on BP will see your message and start something like that.  

Hi Jonathan,Congrats on your first big renovation deal—it’s an exciting challenge!

That 4% cap rate on in place financials is a lie.  

Trying to get a split level (not a lot of sqft) on the market in the next three weeks and trying to decide on whether to open the wall between the dining and living room for a feel of openness or leave it as I have heard from two interior designers that the open concept is on the way out as we are more at home and liking our separate areas in the home.Pragmatically speaking the opening of the wall will be mostly a time drain with it being a load bearing wall and having to support the ceiling while rebuilding and all the drywalling necessary.

Also would you focus on a specific target market you are familiar with and know the comps like the back of your hand and have boots on the ground ?

hyper forcus on one area and go under contract directly with the sellers.

Our focus is on mid market 50-100 unit's but happy to help.