Costs will seem high relative to the loan amount on these smaller loans, $5-6k in lender fees isn't uncommon. 

Over a weekend, with help from relatives, we gutted the interior.

Consider thinking about CAP rates as 'measure of risk' and relate it to your risk tolerance.

And I agree, an investor that does zero diligence, doesn't value capital, and wants to find a structure that's RE related but not REITs, the debt behind it, syndications, etc.

Over a weekend, with help from relatives, we gutted the interior.

In rural areas where I am, like northern Johnston County or northern Harnett County, I don't think there are many laundromats relative to the population.

It's not fun dealing with aging parents.

Funny thing - I was with Compass until relatively recently (March/April 2024) as well.

Private funding from a relative may provide flexible terms and reduced financial risk, but formal agreements are necessary, and interest paid is deductible for you but taxable for them.Traditional investment property loans offer stability and tax benefits like deductible interest and property taxes but require larger down payments.

Always let the seller know verbally as well as include it in the Purchase Agreement that they WILL be responsible for Title insurance and any related fees, as well as any back taxes owed.