I would buy as many seller finance deals via non qualified assumptions as possible. 

I put some numbers below into this Rent or Sell calculator.https://www.narpm.org/members/resources/rent-vs-sell-calculator/ESTIMATES ON ROI (15 year time frame)at 5% Appreciation would profit $100K if SELL nowat 6% Appreciation would have $3,500K more if KEEP and sell after 15 yearsat 7% Appreciation would profit 122K if KEEP and sell after 15 years(Assuming a conservative 6% ROI on money invested from sale.)NOTE: The property appreciated 10% in the last year so I’m thinking 7% over the next 10-15 is reasonable.DETAILSSale Value: $520,000 (Best guess)Paid: $437,000Original Mortgage: $415,000Mortgage Balance: $380,000Interest: 3.375%Monthly mortgage: $2,899Mortgage Difference: $1064Annual Taxes, Insurance, HOA etc**: $20,345**$13,865 (Non Homestead tax) $4,680 (HOA) $1,800 (Landlord Insurance)Monthly Rental Charge $3,500*Appreciation 7%Years to Hold: 15More assumptions used in ROI Estimates Above90% occupancy,15% capital gains charge6% selling feeRate of return on gains if selling now instead 6%Annual maintenance 1%Annual rent increase 4%$3,500 is slightly aggressive. unlikely I could get more.Thanks in advance for any constructive thoughts and comments!!!!

I bought it at the peak of the market. 1 - Understood2 - Understood, will try to list when renovations are almost done in November hoping I can get some offers in. 3 - "Taking the loss" is only an option under the assumption that I actually get an offer worth taking.

How to underwrite effectively, estimate rehab, how to back up assumptions.

There appear to be a lot of assumptions that could affect your timing, so you may have some delayed gratification depending on how long each step takes.

And with point 4 yes 18 months is a short window but much of my opinion is based on these being older, 70s and 80s homes (big assumption on my part). 

I do not need a big pitch deck put together - if I need more info I will ask for it but typically first thing I ask for is the proforma - what are the assumptions and review them to make sure they are realistic.Saw a deal about six months where the rents were $600 and they were forecasting $750.  

Has anyone in this forum ever acquired an apartment with a HUD loan through a loan assumption?

I would disagree with the assumptions that credit unions are the best partner for investors.

This would be able to move us in, and we would use that 100k as part of the 180k that would be required at the closing table for the assumption.