If it were simply science, then it probably wouldn't matter who sold a house, or what they did to prepare a house for sale or how they staged it, as the pricing would remain the same.

I would like a loan that adjust the principal every month and loaned me the difference between my current equity and the loan principal in excess of the 80% LTV.You can do this on HELOC loans.  

It may be excessive, but better safe than sorry.

My boyfriend will be a journey man carpenter this time next year and I am a certified interior decorator so I would like to incorporate staging in the homes we flip in order to hopefully increase the homes value that much more.We have a lot of plans but are ready for action and to start however we can in whatever direction limited funds will allow.If any of you have any advice or know any hard money loaners or bird dogging options in the Saginaw, MI area we would love to get started.

I'm a newbie to RE investing myself, just in the research/learning stage so I'll let the experienced folks address the local market specifics.

As a interior designer, I don't even stage homes.

If its not yet a great area you may have tenants who will need EXCESSIVE training and screening.

No one is challenging that lead paint needs to be controlled and we are behind keeping properties safe and we fully agree that deadbeat landlords need to be pursued...however the law is excessive in several capacities.)I'd like to know why the existing and currently quite active Neighbor Works (blight, neglect, abandonment, disrepair  violations) can't pursue properties with peeling exterior paint...immediately attacking half of the problem for the lead paint law (exterior vs interior) and I would expect 80% of the real problem landlords here in Toledo.

After vacating our Unit, projections are targetting a little over $1K/monthly cashflow.Anyways, we are not ready to sell at this stage.

The TIC, NNN or DST can be a very effective tool in "absorbing" left over/excess 1031 Exchange proceeds after you have completed your intended replacement property acquisition.