Your so close, dont ruin it now.  

I am a buy and hold investor, i have done 2 flips, one i did because i knew i could get a good return ( 3 months - 50K profit) the other i did because i liked the house and didn't want to see it decay ( total rehab and small addition) made $1200 after all costs. i was ok with that because i saved a house from ruin, and i got my money back i put into it.

I think if you search enough you will find more of what you’re looking for.Reputation takes forever to build, and can be ruined in a very short time.

Ok so what do you do when one of your "friends" comes down with cancer, can't work and doesn't get disability because they are too wiped to go through the process.

Perhaps they are dealing with something major (e.g. a relative going through cancer).

I used to do that and really changed my strategy after remodeling the same houses the second time within 10 years... then you see what held up and what didn't.My favorite example: the cheap shut off valve that ruined an entire new kitchen.. 

By utilizing the living benefits riders, you are ruining your "personal bank".

Needless to say it ruins and has ruined my personal credit even though it’s currently caught up.

On the day she moved out,  I gave her the entire deposit back despite the carpet being ruined.  

Just don't go saying anything stupid that would ruine the relationship like “I just took the bus here and after I'm going back to my parents basement to look up deals that I plan to birddog here at this meeting”.