I can assure you that they are more corrupt and incompetent than any builder in N.

I assure you, all ARV's are based on sales comps, apples to apples (sq ftg within 10% of subject property) and within the last 60 days, and within 1 mile radius.If these example properties were sold today they would sell at least at the ARV the refi is based on if not more.One more thing, you said you were doing HML's in Metro Detroit.  

And yes, I am assure the Airbnb apologists will immediately jump in and simply say that this means many of us are not managing our rentals properly, however this perspective ignores the fact that in some markets we are fighting for occupancy rates that often fall well below 50%: putting much higher pressure on each individual review than one would have at 80-90% occupancy in other more active short term rental markets and creating the real possibility that even the most successful rentals within a particular region will dip below 4.9 on rating across slower parts of the year. 

I can assure you a judge won’t care what you call yourself if you lend money and have an issue.

@Jim Murray  the issue comes with what the borrower or the public deems to be a good down payment and what reality is.in a foreclosure situation depending on the state.. many times you will need at least 35 to 50% equity to not take a loss.making loans with 20% down in a foreclosure scenario can all but assure the lender of a loss..

Thank you for your comment, and I assure you that this is covered during any conversations with prospective investors. 

The seller won't turn you down if you show up with a mortgage at closing, they just want to have a closing assured.  

[Insert bit of personalization about who I am, my family, and build trust, essentially humanizing the note].I understand that selling a property can be a significant decision, and may not be one you are considering, but if you are, I want to assure you that I approach this with respect and am eager to explore the possibility of finding something agreeable for the both of us.Here are a few reasons why seller financing (you not the bank) could be beneficial for you:- Steady Income: Seller financing offers you a reliable source of income, providing monthly payments without the hassle of managing the property directly.- Flexible Terms: We can discuss flexible payments that suit your needs, allowing you to customize the agreement according to your preferences.- Avoiding Hefty Tax Burdens: By spreading out the sale over time, you may mitigate the impact of capital gains taxes, making seller financing a tax-efficient option.- Legacy Planning: If you're concerned about leaving a lump sum to your heirs, seller financing allows you to pass on your wealth gradually, ensuring financial stability for your loved ones.- Minimal Hassle: Seller financing eliminates the need for bank involvement, reducing paperwork and streamlining the sales process.- Assured Sale: Choosing seller financing may attract a broader pool of potential buyers, beyond myself, increasing the likelihood of a successful sale.I believe that by working together, we can find a solution that benefits both of us.

All I can assure you of right now is that their $1500 home study course is worth the investment...if you are willing to put in the necessary time and effort needed!

But why would anyone invest money without any assurance that the worth of that company would coverup all that time income?