Are you closing with cash? 

We purchased the property for $28,000 and sold it for $41,500 using our efficient whole-tailing and double closing process.

I finally received a demand letter from a "nonprofit attorney" representing the tenant, claiming that the tenant was living in uninhabitable conditions—typical for a non-paying tenant, I guess—and now she wants to "renegotiate" the rent and keep living in the same space.She has been filing complaints with various government departments, but all the cases were minor and have been closed.

We thought about doing a cash out refinance which would give us roughly 40,000 after closing costs.

Personally I would not want to be tied to the seller in any way post closing. 

It's all done by email, you'll never talk to your rep or processor by phone and if your loan officer or processor is bad at they're job getting a loan closed can be a nightmare. 

A limitation system that actaully works would be a good choice.

Hi @Yulia Volokhina,All of these markets are very close to each other geographically, so you're not going to see massive differences between any of these.

As an update though, we did move ahead and were able to secure a 1X close construction loan that automatically converts to a 30-year fixed rate. 

My plan is to use FHA, 3.5% dp, seller covers closing costs.