And on occasion she will even ask me LOL. 

Lance Young Hey Lance...I'm a local guy and don't really consider myself a "hard money lender" as I am an investor and do all kinds of things...but I lend my own money on occasion and would be happy to talk about what your project looks like.

(He's suggested I go low/under asking price in several occasions when it called for much higher offers to win the bid.)

@Brian Burke - this is a bit off the initial topic but it relates to your post - I completely concur that IRR is probably the best metric for evaluating a property and i have seen @Ben Leybovich mention that on multiple occasions as well.

I learned from that lesson to get verification of prior work and referrals.Next guy was a referral from my wholesaler, a contractor he had used on many occasions.

The tenants also ignore my letters, emails, phone calls and texts when I try to reach out to them. in one occasion I went to do a home inspection and they refused to give me access to the property and even threatened me to the point where I had to call the police. 

Just buffing and resealing on occasion.

I have been very very close on numerous occasions to buying TK properties (from "reputable" providers over the past year.

My prime contractor on the 90 homes who will make over 1 MILLION dollars from me with zero risk and zero staff turned me down LOL.. so I am just building it with my license and the subs I am shaming them into working ont he job. and to be fair they are rising to he occasion and helping me big time since I have never actually GC' d a house before I always hire it out.   

I felt you were overreacting to seeing the trucks parked at the property on one occasion and jumping to the conclusion the friend had moved in.