Quote from @Bruce Woodruff: There is the black and white approach where only $100mm and 4% body fat are acceptable.

Its like going shopping on black friday for something you do not need and saying "i saved $100", when its actually - you spent $400.Could that money be better invested and provide a return for you vs. putting it in a depreciating asset?

I think it requires some "black-swans" to get us there but hey, that's my take, who knows, I also thought shopping online was dumb back when, lol. 

My bookkeeping firm provides me with a steady active income, which allows me to keep doing deals, cover unexpected expenses, and navigate the occasional black swan event.

Owning a US passport is gold, overseas.The black motorcycle in the middle and the guy kind of facing it, is Marvin. 

I put the opinion "commissions have always been negotiable" in the same category as Henry Ford's famous statement of "you can have any color Ford you want, as long as it is black."

My goal is to support the Black community to become self-sufficient, self-reliant, and self-determinant.

Federal programs will require you to use GC/licensed folks for a lot of the work and they will get reimbursed by the institution that your loan is with; many GCs don't want to wait on the float time of requesting funds and getting them.Depending on the program and rehab/condition of the home, you may not be required to live in the home (think black mold remediation...bank isn't going to put you in a compromised position) however they may have min/max of when you need to move in.

It sucks to admit that there wasn't tight oversite on the deal to ferret this out b4 the sale happened and its subsequent consequences and it sucks for your client that they have made, for at least the time being, an investment that is not going to be in the black in the immediate future. 

Just the other day I saw someone had used black sheet rock screws in the hangers on a brand new deck (non-permitted obviously, and not a single lag or any flashing on the ledger board, and they painted it immediately before the pressure treated lumber had even dried out so that’s going to peal in the first year, at about the same time that those sheetrock screws start to rust lol).