There are better markets if you are interested in out of state investing and fair chance of getting better returns.I would start by fine tuning your investment and success criteria, then pick and research couple of areas before you make your decisions. for example Ohio- Cleveland, Kansas City etc offer better chances of cash flow vs Tennessee-Clarksville may offer better appreciation.

These are just a few examples of factors that come into play in determining a fair structure. 

The numbers in there are for a specific project I did years ago -- for example, where I list $300 for doors, that's probably the replacement of 4 interior doors...or perhaps one exterior door (I don't remember the specific project that I modeled this for).  

One example I upgraded a 100 amp panel to a 200 amp panel. 

The hard money loans typically will require a pay off in 12 months or 18 months or something like that. 

Are borrowers who utilize these funds typically involved in flipping properties?

If applicants don't meet these criteria, then we would typically allow them to use a US-based guarantor with an income of at least 80x the monthly rent.One more thing- Don't make exceptions based on personal stories!

Seems silly to me to put it that way but I'm not akin to the situation on the inside so I won't make a judgment.The investment broker line is wrong, an investment broker buys investments on your behalf without ownership for a fee typically.

It has a typical plywood sheathing and architectural shingle roof.

Additionally, what factors typically increase bankruptcy risk for leveraged investments?