10% is not going to exist, 15% still does currently, but it will be very hard to make work considering the current environment. 

Finding an analytical agent is a good thing but hard to do.I would ask any agent I was interviewing to give me 5 properties they have been the buyer's agent for in the last 6 months and talk to the clients about their experience. 

You can use seller financing, or you can use hard or private money.

We know they’re hard working and would like to continue working with them rather than move toward foreclosure, but we know they’re in over their heads if we continue under the current terms of the mortgage and don’t want to set them up for failure. 

I am a father to one, she’s my reason to keep going and not give up no matter how hard or complicating it gets.

Loan Closing Process & Borrower Forms: Soft quotes, hard quotes, loan application, underwriting period, standard loan forms, loan commitment, rate lock, loan closing, time to close (start to finish), etc.8. 

No experience means you’d be leaning hard on mentors or a team, and one misstep (like overpaying or underestimating repairs) hits harder than with an SFH.My Take: If I were you, with no experience and enough capital for either, I’d lean toward SFHs to start.

Not a big fan of LTR furnished units, the additional wear and tear isnt worth it in my market and of course smoke smell can be hard to get out. 

If there’s specific projects like electrical we get a project specific estimate after we put it under contract prior to the earnest money going hard.

Could these waits be mitigated by going the hard/private money route?