Those are two bear traps that investors fall into daily that will absolutely demolish you and put such a bad taste in your mouth you may never return.Nobody wants to pay 3 points at 13% on a bridge loan, but if #1 and #2 above go well it will never kill you.

I am looking for ideas from experienced BRRRR folks on how they would handle such a situation with a tight budget, especially with fall approaching and SOD going dormant.

It may fall off a little for 3+ years. 

Your area falls in our target market as well.

It's nice to see another investor here in the Sioux Falls area.

This means their net asset values decline less from falling loan values when rates rise.

The church building is old and is starting to fall apart, so the property is currently red tagged now.

Anyone, and I mean anyone who says its not worth what he charges falls in one of three categories:1- Already thriving and do not feel they need extra assistance in their REI journey. 2- Believe it is just a course and don't want to spend that much money on an education.

During that time, I've found no compelling macro thesis for putting my investors' (and my) money at risk catching this falling knife. 

I went dog friendly last fall, and it has helped bookings.