I only found out for sure $1700 later (was ultra busy).

Would they go out and do a basic cleaning instead of the full monty.

With hard money, there are lenders out there where you only need to bring 10% of the purchase price and they cover 100% of construction.

.* In Some jurisdictions takes even 3 months to just get a demolish permit (even though permit expediter can be used)* Because of these 2 above reasons, I would have to come with high money upfront as I would need to buy the property in cash.

I can't comment just yet because I'm not completely up and running but they have had the best support out of anything I've tried before.

Break down your rehab into individual jobs, for example get a electrician for electrical work, a plumber to repipe the house, a dry wall guy to close out the walls, etc.

However the seller does not want to repair a sewer lateral because he is on and out of the hospital and cannot over see the work (so I’m being told from the agents) and is proposing to credit me money to fix.

@David Cheng    Are you only taking cash offers?  

I would rather have it be more like early 2001.  07-09 did suck but we also purchased 6 houses for under 100k and we learned from that period so with cash on hand I wouldn't mind it.

This financing approach allowed me to focus on converting the structure into a duplex and preparing it for rental while maintaining cash flow for other ongoing projects in my portfolio.