Any unused rehab dollars are backed out of the loan at the conclusion of the rehab.

Again, this doesn't apply to every property but it sounds like you're targeting properties that are in demand based on quality, price, or both.And, by the way, there's nothing wrong coming to the conclusion that in this market, at this particular point in time, given your busy schedule, that there aren't enough deals so that some fall through the cracks and leave you in an advantageous position to buy.  

Months of research have brought me to the conclusion that without learning how to find and pick up a good deal, I won't ever make a penny.

I don't envy your parents@Deanna McCormick thank you for your very obvious answer that anyone with a brain could have already came to the EXACT same conclusion.

There is cheaper avenues of marketing until you get a deal or two to pay for it but anyone that has been doing this for a while will tell you that 2 weeks is WAY to short of a time to draw a conclusion on ANY marketing.

We both arrived at the conclusion that we'd never seen a property listed for sale with the phrase "highest market rents in place".  

I bought a gallon of the stuff and soaked the area until it was soggy then covered it with trash bags for 48 hours to keep it from evaporating.

I suggest you do your due diligence before jumping to invalid conclusions about an investment you obviously know nothing about.

Any conclusion on this deal?

LOAN AMOUNTS $1 million - $5 million LOAN PURPOSE Acquisition or Refinance (Cash Out Available) DEBT SERVICE COVERAGE 1.20x Top 1.25x Standard 1.30x Small 1.40x Very Small MAXIMUM LTV 80% available in Top and Standard Markets RECOURSE Non-recourse with standard carve-out provisions SPONSOR FINANCIALS Net worth equal to or exceeding loan amount Liquidity equal to or greater than 9 months P&I prior to closing RESERVES Non-recourse with standard carve-out provisions CREDIT Minimum FICO score of 650 OCCUPANCY Minimum 90% occupancy of units for 90 days prior to underwriting TAX & INSURANCE ESCROWS Real estate tax escrow not required for transactions with 65% LTV or less Insurance escrows deferred REPLACEMENT RESERVE ESCROWS Subject to underwriting conclusions and PCA