Lima One a non-agency hard and soft money lender once had 30yr loans at min $75k price at 75% LTV so loan amount min was = $56k loan amount

I'm going to brush up on it and see if that will put my mind to rest. 

It is typically referred to as soft money. 

Reputable lender who is easy to work with on front-end & also on an ongoing basis during servicing - no bait & switch soft quote then change terms, no loan to own type outfits/predatory loan docs, streamlined annual reporting, etc. 2. low long term rate (preferably 30 yr locked fully amortizing), 3. ability to harvest some built-up equity w/cash out (not necessarily max this out would run numbers on various scenarios), 4. then several other secondary-level type terms to consider in overall picture: competitive upfront fees/closing costs, pre-payment penalty length/terms, recourse/non-recourse, assumable/not assumable, max LTV, desktop vs full appraisals, etc. 

You have not accounted for soft costs( vacancy, repairs and capex(capital expenditures)).

I still have a soft spot for the area though.

It's pretty obvious that we are not in the worst of markets and a soft landing is possible.

On another property, the owners had a dog that obviously brushed up against the sheers and curtains.

You have to get the right sale price, estimate your construction costs within a margin of error, properly account for all of your soft costs, hit your After repair value target, and then hit your rental figures when the project is done.Every single one of those line items impacts the next line item.  

All different kinds of sellers with some listing prices very soft, much softer than on homes MLS.Actually bought only one deal from info on Loopnet - it is a Retail/Warehouse.