A little sweat equity on our parts will right this ship, but jeeze-oh-man, this is not how I wanted to start this flip.

I understand risk and work, but I'm still looking for my first deal and it requires hustle and sweat.

The home is in fair shape, but I will be putting some sweat equity into this project, and with the help of family hope to complete it for @ 12-14 K.  

If you put 5 years of sweat equity in a property you could be building even more equity by increasing the sales price 5 years down the road.

Or lock in IO for 10 years and know that I already have $250K in equity for a $100K cash investment plus sweat equity..I need to find out what level of liquidity she has, or lack thereof.  

..... don't sweat $400..... they will find stuff....no doubt.

Don't sweat it.

The credit belongs to the man who is actually in the arena, whose face is marred by dust and sweat and blood, who strives valiantly, who errs and comes up short again and again, because there is no effort without error or shortcoming, but who knows the great enthusiasms, the great devotions, who spends himself for a worthy cause; who, at the best, knows, in the end, the triumph of high achievement, and who, at the worst, if he fails, at least he fails while daring greatly, so that his place shall never be with those cold and timid souls who knew neither victory nor defeat."

Yep, I'm aware it's a gamble (as a bead of sweat drips down my forehead) but I do have some reserves, I'm still doing a little consulting for my old company, and I have a very supportive gf (who btw is from Chicago).

Create the best product you can for your investment and don’t sweat the small stuff.