Ironically, Braden and Kramer found me on BP asking if I knew of any hard money lenders.

Outdoor covered patio/screened-in porches and BBQ areas are also great attractions.

Loan terms on the refi would be conventional 30yr at 5.5%, hard money would be 100% at 3pts on the front end and 1%/month, seller carry still needs to be ironed out, which is one of the reasons I am here looking for advice, but seller did say he would carry the 25% down payment.Im thinking hard money for the purchase, get seller to sell for 75% of asking and carry they additional 25%. 

Definitely something you'll want to iron out with a lawyer

Congrats on a successful flip and the lessons learned that have ironed you and your team to become better investors in the future!

The average lifespan of cast iron drain/sewer pipe is 50 to 65 years. 

But I would not buy it as-is for 230k - you are paying retail or higher for a house that needs work.Also, it has a slab foundation - if the house still has cast iron plumbing, you will be in for some major headaches down the line, or may even need to repipe now before putting in new flooring. 

Being self-employed is hard... and it ironically makes it harder to be a real estate investor! 

You can scold them ..you can get a team of lawyers to draft up an iron clad lease stating they must clean daily .. you can post up notices .. but at the end of the day a slob is a slob and always will be 

You could have the most solid iron clad lease looked over by 100 lawyers and it may not matter in a courtroom where the judge won’t even read through it .