Quote from @Brandon Morgan: Slow is smooth, smooth is fast.You move at a speed that is comfortable for you.

I've settled today with my family at a cozy and comfortable rental where we have power and water, and wanted to respond first to thank all of you for your responses -- I'm so grateful for the kind words and information.

After that, you'll be much more comfortable and have the confidence to take action when you find a good deal.

The area is loaded with men on 1-2 year contracts who have homes some where else and they just need 1-2 years of safe, clean, comfortable housing and the only other option is seedy hotels.  

I understand the value of stretching our comfort zones.

It really comes down to your comfort level with debt and your long-term strategy.

It depends on the laws in your state, the agents and clients comfort zone, as well as insurance. 

I lay out the offer terms I am comfortable with right up front.

I find this to look spammy and over-promotional.Use a lot of blue and green, as those colors signal trust and comfort.

And it needs 40k in work and the ARV is 55k.Project cost = 50k - 60kARV = 55kThere's no profit margin for a lender to feel comfortable even thinking about a loan.The problem with these micro price points is that almost no lender wants to even be bothered with them.I always tell people if you have 30k, then you can do a low price point deal in a market from Pittsburgh to Indy.