My experience is though, that any fed backed loan, automatically is offered a chance to do a loan mod. 

If I did set out to invest in the local area, I would scrutinize the numbers like crazy and be extremely conservative with my estimates.

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

Your estimate seems low, but even at that cost, it will not add that value.  

So, the chances of someone trying to find the TRUE below market deal in their “spare time” is not great.  40 years ago you could.

Some owners are willing to miss out on thousands of dollars just for a chance at a couple extra hundred dollars.

Through this journey, I’ve built strong relationships and developed valuable expertise in:Researching micromarkets and identifying comparables, potencial Accurately estimating construction or remodeling costs.Securing fast and reliable financing through partnerships with two top hard money lenders in Texas, offering competitive rates.I’m on this platform to connect with capital partners who are seeking an annual ROI of 12%-15%.

I tell people the harder it is to zone your project, the less chance a competitor will come nearby.

0% chance.

There was not much of a chance to value add to this deal.