Going thru a bank/hard money lender to buy a dog to fix up imo is TOO EASY to do, Challenge yourself!

It make make finding a higher cash flow property even more challenging.  

I agree buying an existing asset and then creating a +17% IRR is very challenging for an existing asset. 

this is a nearly full gut, floors stay, everything else goes. moving walls, new mechanicals, etc. also I guess I know now to draw up rehab plans before engaging contractors.

If you engage with the zoning department on your own you might want to be a bit vague so that you don't pin yourself into a corner.

Since then I got engaged, moved in with my fiancee, and looking for that next deal to keep on with my buy-and-hold goals.Thank you all for contributing as much as you do!

Generally, I think they take better care of my property because they know I own it and am engaged about managing the relationship. 

I am working on three properties right now that are in the 1940-60’s era and they pose their own challenges: electrical heat, cinder block foundations, etc.

that's where you want to go hunting.I'm not a lawyer, but a financially sophisticated woman will understand that an engagement ring worth less than $14,000 probably avoids any question over whether the ring is subject to the gift tax.

I have seen those type of minor changes before in my friend's contracts and they were not being challenged.