She told me, almost every tenant stuffed paper towels down the toilets, or something similar until she put that in her leases. 

But there are already "soft" hits on that via online sites like Zillow when the true sale price is released as public info (vs. their crummy Zestimate). 

@Paul Moore I have subscribed to Wellings Capital emails and have just gotten the introductory welcome with a myriad of free resources including the eCourse on CRE. 

This also plays into if someone is going to BRRRR a property, actually the BRRRR will not work if they cannot qualify for traditional financing.To address your question about getting a loan to cover the closing and holding costs (what I call soft costs) and cost of construction (what I consider part of hard costs) you simply will not find a HML or PL that loans on these. 

It's more like "soft" money.  

The exterior of the duplex needs repainting and both the A/C condensers are completely unleveled on their soft pads from a rising root system from the tree in the backyard. 

The good managers will be selective with their properties and clients, since the managers reputation is on the line too, they will dictate a lot of what you need to buy in terms of towels, sheets, etc.  

Therefore, many landlords have thrown in the towel and are selling their properties for huge profits “as is” with tenants in place to wholesalers.

Utilities, HOA if applicable, mortgage, property taxes, insurance (especially insurance) and rehab, furnishings, repairs, linens/towels, etc.  

It could be a scam and if you are soft and they get in you get have huge problems. if you have to ask here maybe not a good idea for you.