Which means, "immediate gratification".The only way to save this client and your sanity, is by resetting their expectations NOW or parting company.FYI: really do feel your pain!

I too live in Marin, and feel it is a solid long term market for apprecaition, and utilizing the power of principle reduction.When it comes to refinancing, figure out what the loan costs will be, then divide that buy the monthly savings with the new loan in order to determine how long you have to maintain that loan to break even. 

Hey BP family, I'm currently trying to help out a family in need from having to foreclose on there property by taking over subject to, it has a high interest rate although the entry is around 20k I want to wholesale this ultimately Is it possible for me, to disregard my initial assignment fee to get a buyer asap and add a 2nd lien on the property as my fee? 

This is substantively more “downpayment” savings upfront.

Get a bank statement to cross-reference their paychecks as most employers now direct deposit.You'll also see if they have a savings history or are living paycheck-to-paycheck.If they are not paying rent right now and have no savings, how well do you think they'll be able to adjust their budget, so they can pay rent on time?

If you end up in Ohio and you end up in Cleveland you'll want to read The Ultimate Guide to Grading Cleveland Neighborhoods.

Ramping up this year but my wife and I ultimately plan to move to Georgia in 2027 (we already have a realtor for the curious). 

Start with BiggerPockets Ultimate Beginners Guide (free).

Ultimately, I know we have to pay.

I’m currently going through the process of getting a HELOC and feel confident we’d be able to fund a purchase using that but using PML has ultimately been a goal of mine and would like to incorporate it into one of these purchases if possible.