I'm just new to doing things as smart as y'all... 

. ;-) Thank you again for sharing your story, and congrats for doing something that may not have been “the popular choice,” but without-a-doubt was the fastest and most effective.

You do not have a choice. 

Compared to hard money, its better rates, longer terms and lower fees.Hard money has its place though, if you need to close really fast and if you haven't had 2 or more exists in the last 24 months, then hard money might be the better choice?

You seem like a smart guy who is doing well financially so I think you could find a much better deal with much better cash flow and lower LTV than 50%.

Best Choice Water Heaters charged $2k including a small amount of plumbing.

And selling for 69K There are pictures and it is in decent shape  Would you reccomend and appraiser  , inspector  to help me make a better choice  and PM company to run it smooth.Any advice appreciated  Nikolay Voronovich 

This shouldn’t be too much of a time commitment and will get you more comfortable with your market(s) of choice.

The break even BRRR I mentioned in Charlotte might be a good choice, considering cash that you actually need is only 5-7% of ARV after BRRR.

In B areas, homes will be modest but maintained, grass mowed, no cars up on cinder blocks, etc.After you've narrowed down your choices to your top one or two, just make the trip out to meet them.