Without reserves you really run the risk of having the first flip take you down.And IMO hard money, if you can get one as a first time flipper will be very expensive and more importantly, leverage will magnify what ever you do. 

I am willing to help out however I can (with my limited knowledge) so that I can add what ever value possible to learn and grow in real estate investing. 

Ever notice how many apartment complexes there are right along freeways and loud, ugly interstates?

I really didn't think I would ever be capable of buying a home, because of the choices I had made in life. 

Don't ever think that you know it all.

I discovered real estate investing when I moved to Atlanta in 2015, where I did two deals then stopped. I relocated back to my hometown of Memphis after retiring from my job of 27 years. Just jumped back into real est...

There were no issues that ever came up, but there’s no downside to including it.

Also address her security deposit as being forfeited due to trash, dirty conditions, damages what ever.

Rarely if ever works in my market though.    

Do people ever just want to strictly investment SFR New Constitution I was a Managing Broker who acquired  Land and smaller parcels that could be developed into small 10 Home communities as well as tear downs for custom Home Builders as well as a National Builder whose smaller division handled tear downs and  or high end Flips.