Not sure if hard money would be the correct route to go for this one or not

I have met Eddie nice guy but i think your hunches are correct. 

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

Please feel free to correct me. 

If it wasn't housing, food, or transportation, I didn't spend money on it. 

Its more hands off than being a landlord or flipping homes but you have know how to do it correctly.   

Yes Mike, you are correct, it's all about taking action.

They are lenders and not brokers correct?

However, a simple security system would deter this.Personal Safety -  I assume you are using their ID to run a background check and deciding if their history affects your safety, correct?

They normally do a very poor job that will have to be corrected later - drips on the floor, doors walls and molding, poor job of cutting in, bleed through on the walls.