I don't need hard money because I have a lot of cash.Purchase: $190kDownpayment: $40kClosing/Realtor: $10kLoan Amount: $150kRenovation: $15kARV: $250kRefinance: $5k Final Loan Amount: $190KCash Back: $40KCash Spent (Down & Renovation): $55KCost to buy (Closing/Realtor): $15K---------------------------------------------------------------------------------------Total Monies Spent: $30KLoan Amount: $190KMortgage: $1.8KRent: $2KThose are rough numbers going through my head.

One can create his or her own Venture Plan / PPM then take it to a good Securities Attorney to have final touches performed by a licensed professional.

Pretty good book on the subject:https://www.amazon.com/Subsidized-Comprehensive-Government-F...

that means - no offense - anything that you can get without doing any work, or anything that someone serves up to you on a platter, or anything on the MLS - has been passed on by lots of other potential buyers.so with that said, here are my answers.0. read this thread.https://www.biggerpockets.com/forums/48/topics/1159104-overl...1. don't pick a random market. pick one you have ties to or know well or can drive to or hope to move to eventually or like to vacation in.2. do some more reading - books, forums. 

Quote from @Niranjan Sathish: Hello, I am Sathishkumar, have been learning about Real Estate through books and podcasts for the past couple of years. 

I finally fired them and my property is SOOOO much better.

[Milestone 2 and payment amount].Retainage: [Insert percentage, if applicable].Final payment will be made upon satisfactory completion of the work, as verified by the Contractor.4.

Finally, I was told, in their company's words that they are the "Rolls Royce [of taxes]" for real estate investors.

He is going to be factual while also contemplating what is happening behind the scenes without directly calling anyone out before a final resolution comes out.  

@John Reagan Johnson hope you don't mind a PMC answering, but most of our clients hire us because:1) They live out of state and don't have time & expertise to remote manage2) They don't have the time to manage3) They don't feel they have the necessary expertise and/or don't want to risk learning as they go and making an expensive mistake.Go read Kiosaki's Cash Flow Quadrant book.