I would push back on the contractor  to make the unit accessible in a shorter time, Not 1-2 weeks. 

If that option is not available then I will look at shorter terms.

Is your vacancy periods shorter or longer?

A 13 is what will cancel a foreclosure IF the borrower completes it, which takes 3-5 years or, court approval for shorter period.I agree most end up not going to foreclosure sale but, my experience is they don't' because they sell before sale or otherwise reinstate.

The shorter the prepayment term has an impact on increasing the rate.4.

I am not looking to replace my regular job, but rather long term growth with shorter term cash flow.

Higher interest rates and shorter terms are part of the deal, but they can get you that quick cash you need for the purchase and rehab.Then, there's private money, which might come from individuals like your dad or other investors looking for a solid return.

Unfortunately Theresa that’s the expectation“I want the best deal”“I want the best price”“ I want the best area”“I want the best service”“I, I, I”And some folks seem to be satisfied deep down inside if they get all of the above and the other suffers financially and pulls out the shorter stick per se.Many don’t know the concept of “Win/win”Many don’t know that if “I” win also and make money also, “I” can hire more people, invest in tech, make things faster, cheaper and better.Making them win even more then they would have in the first place. 

I do plan on keeping my primary for at least 2 or 3 more years and I should be able to get around 130k HELOC on that and maybe I can get an additional BLOC a couple years down the road to help get me to 2 deals at once in a shorter time frame.

Just a suggestion, it could be that for something which feels a bit more temporary/shorter time warrants a bit more flexibility from a screening standpoint.