This is sound advice and I think you may have been reading my notes.

The inventory is also very old, so prepare for heavy Capex (but it sounds like youre ready for that anyway).

They preach relationship building with agents but not everyone has skills to do that. sounds like overpromise under deliver on the "Skill" side

Sounds like internal accountability is really important to you!

For example, take our annoyingly polite, plaid wearing, maple syrup drinking cousins to the North, Canada exports nearly 20% of its total yearly exports to us.

Troy Kearns just made it sound like it was an easy way to save money when you're rehabbing.

That first deal after a break can feel like a big leap, but it sounds like a great opportunity.On financing, seller financing, private lenders, or portfolio loans from local banks could be worth exploring if you want alternatives to hard money.Excited to see how this deal goes for you.

If you have a partner and are a minority owner or LP in the deal, you may find something, but that doesnt sound to be the case from your description.

The primary risks at this point would be       1) to your lender, the risk of a margin call.       2) To you; underestimating the true cost of a project and cost overruns      3) To you; legal risk of securities regulations if  So it sounds like im not missing anything on the risks, from your perspective at least. 

Considering a BRRRR deal sounds like a good idea, especially since you just bought your home.