There is barely a voucher holder applicant with a clean background.

I give all the feedback and help for free.. they just have to perform..

For years, they’d used this site to stockpile soil from other projects, in lieu of moving it offsite (cost savings). 

This is my first REI property, so I'm trying to find cost effective solutions to this matter.

I had a prospective tenant (traveling nurse) last week who was interested in renting the unit starting in mid-August and I sent her the link to the Avail application.

We used hard money for 80% of the project cost.

When financing a large-scale fix-and-flip project, assessing and managing risk is crucial for success.Risk Management StrategiesContingency Budgeting:Set aside a contingency fund (typically 10-20% of renovation costs) for unexpected expenses.Time Management:Develop a detailed project timeline to keep renovations on track and avoid extended holding costs.Partnerships:Collaborate with experienced contractors and real estate agents to mitigate risks associated with repairs and market positioning.Insurance:Obtain comprehensive insurance coverage, including builder’s risk insurance and general liability insurance, to protect against unforeseen events.Exit Strategy:Always have an exit strategy.

It might save you from costly surprises down the road.Finally, be patient.

I’m always asking how much a project costs when I hear folks talking about doing renovations, and I ask how their contractor performed.  

I recommend you check your numbers: If current NOI is $37K and they're asking $500K cash, your cash-on-cash return at time of closing can't be more than 7.4%, and that's assuming an all-cash purchase, ZERO CapEx, ZERO renovations and ZERO closing costs.