Amy I talked to William off line I dont think he is a plant.. as someone who actually funds land flippers I was curious as to where these folks get the basic training..

I will keep following this topic to see what more experienced folks have to say.

that's important - a lot of folks want to pick a property on Zillow and buy it just to "do a deal." 

The reality is those that are in default now when you buy the note those folks are going to be high touch and while some will get their act together a very high % will end up foreclosing and taking title to the asset..

Federal programs will require you to use GC/licensed folks for a lot of the work and they will get reimbursed by the institution that your loan is with; many GCs don't want to wait on the float time of requesting funds and getting them.Depending on the program and rehab/condition of the home, you may not be required to live in the home (think black mold remediation...bank isn't going to put you in a compromised position) however they may have min/max of when you need to move in.

You can’t stop folks from calling so best to figure out a solution on your end.

Is NOTHING sells for a refi appraisal price  I  mean nothing that appraisal is always high.. so when folks say hey I got a refi and it appraised at this and I now have this much equity that is also not true and wishful thinking..

How are folks navigating 1031 and high financing rates vs taking capital gains hit and having pure cash on hand to redeploy elsewhere (in my case, rebuilding on my primary residence)?

With the help of other experienced folks here I'm starting to have a better understanding that "the way to succeeding in this game doesn't necessarily mean you have to hold ALL the pieces" Knowing when to let go is part of it too.

Quote from @Mary Jo Carruthers: I have seen houses where folks did it anyways without the permit but that is really value destroying as it will make it very unlikely to sell for top dollar with that layout.