Then there you go.One thing I am looking to try to do but haven't done yet is buy something with zero down on seller finance, put the rehab on a 0% credit card, then refi the seller off in 12 months and pay back the card. 

The other info sounds great but I would verify the assumptions I mentioned because if they’re off, it throws everything else off.  

This was months ago and family member has lawyered up to see what’s going on we did continue working until we ran out of credit card figuring once the money is released we could just pay off the cards but the money is still on hold Back in October we decided that money does not exist and started applying for hard money loan/speaking to lenders and have gotten nowhere.

VERY unlikely unless you either source an off-market property yourself or you find a unicorn deal (our last semi-BRRRR was a B-neighborhood property we sourced from an out of town wholesaler in late 2023, but couldn't get all our capital back out on refi).  

One of the things I'm trying to figure out is if I'm better off getting a few lower cost properties or on higher priced property. 

Documents off Google never work, as I tried...too many times.

We purchased it off market, as-is, and as it was our personal home, we renovated over time.

It can throw people off.

I am always on the lookout for off market properties around the Sacramento area.

Debating closing off my calendar but fear on missing out on bookings while I try to transition to MTR.