If the prospect puts up a big wall and is dismissive about their record, that is more of a red flag than the record itself, but if they were straight forward and honest with me, I will know I can trust them.

Then red leg partridge hunting for 3’days.  

Cycling the red rock loop.

What are some red flags ?

Any red flags? 

If your lender is only working with a "list of qualified contractors" thats against the 203k guidelines and a huge red flag. 

On the siding maybe do something like a desert tan with some red hue that’s a light warm and inviting design.

I.e. the value-add player that has moved to more core deals, or heavier performance alignments shifting overtime to more fee heavy structures.

Sometimes a face-to-face conversation can cut through the red tape faster than any paperwork shuffle.It might feel like the city's operating without accountability, but there are folks within the system who genuinely want to help - you just have to find them.

There is also the local knowledge of a market like here in Lake Tahoe where lending can be trickier so an offer with a local lender might get chosen because they have a reputation to get a deal done vs a national lender that can have more red tape and a slower process.