We budgeted $100k and that’s our goal but have extra just in case something pops up so this $120k is a high number.

Quote from @Zachary Ware: A PadSplit can be very heavy in CF but be careful if you are renovating a house and adding extra rooms.

So when I was getting closing to signing on the load it cost me %.5 extra in interest because the property wasn't occupied. 

Property was more disgusting than we anticipated and we had to put extra money into deeper cleaning.

It ended up costing an extra ~$6k in closing costs but I think we did OK. 

Property was more disgusting than we anticipated and we had to put extra money into deeper cleaning.

Because interest rates are high right now it probably doesn’t make sense to pull extra cash just to stick it in a bank account.

Also <most times> adding a extra bedroom but not adding sq ft doesn’t help much on ARV specially currently being under 1,500sq ft.

First, don't use REI Reply, it's just a white-labelled/private-agency version of GoHighLevel (the actual provider of the CRM) that they just mark up and charge you extra for everything you do (every text, email, etc is 2-10x more expensive than just linking twilio/mailgun to your GHL account, etc).With that out of the way, you can get to making workflows.

It’s worth the extra effort to protect your investment.