Also this property is off the market ive looked on zillow, realator, etc

I would just be cautious about taking on such a high cost basis this late in the cycle because when we see the next buyer’s market it will probably cut into your equity.

I have three of them on the market and we are selling all three together. 

It depends on many things, including your market.

It’s also key to ask about commission splits and what resources they provide, like marketing or lead generation.

Typically I would run a stress test to assure what my max purchasing/borrowing power would be because there are multiple factors that could influence your borrowing power such as house market prices, rates, income, liabilities.

I get builders risk policies for all my new builds and at least in the markets I built in Charleston SC  and Portland Oregon have never seen the fence and security and like you I would have trusted my broker to mention something like that.. fence and 24 hour security is just not something you do on ONE SFR rehab.. unless its a known high crime area like South side of chicago and now inner city Portland you really need the fencing etc other wise the homeless and druggies will walk off with everything.. when did a bunch of rehab loans in South Jackson MS same thing theft was off the charts and we had houses burn down .. but the dollars were much smaller.I know I have gotten larger policies for my bigger developments and I did pay my lawyer to go through them line by line and at the end of the day they really cant say what is or is not covered.Also you simply would not think of anything in Colusa county as being high crime .

Are rents way below market? 

Let me break it down for you.Reversion Cap Rate: Ensure the reversion cap rate assumptions are realistic and aligned with current market trends.

If there are unsecured creditor not getting their full amount due it is harder as well as it would need to be out on open market to make sure it gets best price for the unsecured creditors