Sometimes I take them down but on 2 occasions I did a double close.. but I made sure I had the powder dry to close... lest they just let my contract die and swoop in and grab it..

Hope the principles trigger some good ideas for you.

Hey @Ben Dare,If you're ready to pull the trigger on buying something soon, message me directly.

If your good at keeping rehab costs down maybe you can afford to pay a pinch over 70% of ARV , I see so many people get stuck on that and never pull a trigger.

There are plenty of reputable turnkey operators all over the country - I'd say take the time to find a team you trust to be transparent and proactive, even if it means you don't get to pull the trigger on an investment right away.Best of luck!

They're pretty dry, but reading about every single cost for every imaginable improvement item was very illuminating for me when I first started out.

I want to get the houses dry ASAP and then what to keep them from getting moldy?

If the price is right relative to my criteria (including school districts), then I pull the trigger. 

., the property itself) is vital since, in the lender’s eyes, it is the source of repayment if the cash flow should dry-up.

If you or the market hits a rough spot, and you are forced to sell at a loss (bring cash to the closing or short sale) or give the property back to the bank (foreclosure or DIL), you WERE "over leveraged" ... figuring that out before that happens is the trick :) And no, cash flow alone can't always prevent such an occurrence ... cash flow can dry up in an instant ... it can normally get restarted provided your initial projections were not that far off or too tight (which they are in the OP's case IMO), but how long and how much money it takes to get it flowing again is a tough thing to answer ahead of time.