Rehab contractor charged $10K, the online report says $16K.

Look up the default risk by credit score, this information is readily available online. 

They have since moved on to a new manager that is in close communication with me to get the repairs done and SDIRA is even offering to pay me the missing rent for December that the evicted tenant never paid.

I've found deals in local online groups on Facebook, simply asking people for what I want. 

I am always happy to chat about hard money - and I am biased, but I think I am an excellent communicator!

For the next 10 months (40 weeks) you spend a fairly reasonable 5 hours a week marketing, communicating with guests and your property manager and bookkeeping.

If they find out you've communicated off-platform with a guest like this one is requesting, they may boot you off their platform. 

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I think I've talked to maybe 2 tenants on the phone so far, and I didn't mind because there's a lot of scams online.

lol it was a lot of communication and laying out upfront what we wanted/needed from the deal and then making sure it was all written out in the paperwork.