What you've done in the past is no longer working, so what are you going to do differently going forward?

And a pro forma vs. end of year actuals are very, very different.

Educating yourself on different strategies and networking with experienced investors can also provide valuable insights.

Post the listing, Any local investor would be  able to tell you if you were fleeced in the acquisition, Birmingham is notorious for being different street to street. 500k houses one street over from 100k houses.

Duplex have different zoning that may permit additional units.

Each program is a little different so it just depends on your situation and income.They are quick and easy though once you get your certificate you can work with any Bank or Lender that is approved to use those DPA's.

@Jay Hinrichs 100% these can work differently depending on your state laws.

More of keep options open especially in more rural areas like Vermont, people are open to different types of accommodation especially if you are open and upfront about what to expect.

I was able to fund a brrrr deal using 0% interest rate business credit cards ($95k across different cards), I didn't have to deal with lenders and their high interest rates or their draw request process to access renovation funds.

If you like help structuring this deal differently to give you more leverage, let me know, I've worked with new investors on game plans and seen others start with 90% LTV on their very first deal.