My advice would be to have a banker/broker/loan officer pull her full credit report and take a thorough look at everything causing the low scores.Quick fixes for just score improvement can be having a family member or a partner add you as an "Authorized User" on a credit card with a 30-40% credit balance to credit limit ratio. 

We will definitely over improve on the higher end so I’m guessing we would be closer to the 6 cap.

We will definitely over improve on the higher end so I’m guessing we would be closer to the 6 cap.

It has improved greatly over the past years and is not nearly as big of an issue as it has been historically.My last VA purchase appraisal was super easy on a house that had some wear and tear.

I haven’t found anyone else besides my family that enjoys investing like I do and most people where I live just aren’t interested in self improvement of any kind.

With ARV at 135,000 at a maximum loan of 70%, you can borrow up to 101,250 which means, in this scenario, you could get the 85% of acquisition and 100% of rehab, i.e. total loan amount of 83,750 with an initial release at close of escrow at 63,750 which is 85% of acquisition, and, the rehab holdback of 20,000.15% of the 75,000 acquisition down is 11,250 and closing costs are likely ~3,000 so you initially need ~15,000 to closeAfter close, a prudent hard money lender will require reimbursement style draws which means you must first complete at least phase one of improvement/rehab to the property before drawing down on the rehab hold of 20,000.With only ~5,000 left over after close, you don't have much room for soft costs like utilities, nor much room to get the rehab started, nor much room for the monthly debt.

Improved the house to have a basement rental that covered your mortgage, then sold for $100k profit with basically nothing into it.   

@Tanner Sherman makes a great point regarding REPS and whether or not one can benefit from the accelerated depreciation.To answer your question @Alex Bellini, each property, and type of property is unique and have different assets and amounts that can have accelerated depreciation into 5 year (personal property) and 15 year (land improvement) categories. 

Not improved.

They are rezoning to PUD RMD 104 to 247 units on all 13 dry mostly clear and improved acres with 1580 ft frontage & city water on the street and city water & sewer across the street.