I demand that any workers doing electrical for me screw the wires down.Another thing I don't like are flexible drains.

Personally, I'm not a big fan of HOAs and I think that well run licensed home daycares provide a valuable service, for example by usually being a lot more flexible with hours, less expensive, etc.Anyway, I do have a few random ideas for you since I've been chewing on your post for the last day or two since you posted it.First, this has got to be really upsetting for you, so definately watch out that you keep yourself in "find a solution" mode, and not "crusade" mode.

And maybe one with a bit more flexibility on sweat equity?

Private money gives you a lot more flexibility than a mortgage.

LLCs are very flexible and just about anything can be agreed to in the Operating agreement.

However, they're not going to be fast or flexible for quick buying.  

(Seller already told me he would take 5k down by the end of the month, so I know he is super flexible, I wouldn't mind getting him close to his total 15k over time, but need help structuring the purchase)ARV is about 85KRepairs are maybe $300.00So Im into it for 75K, and would lease option it out or owner finance someone at around 90K.

(Seller already told me he would take 5k down by the end of the month, so I know he is super flexible, I wouldn't mind getting him close to his total 15k over time, but need help structuring the purchase)ARV is about 85KRepairs are maybe $300.00So Im into it for 75K, and would lease option it out or owner finance someone at around 90K.

in the future, be flexible enough to be able to change with whatever the market (any market) will give you.

In 2010 and 2011 I was finding $30K properties, but everything we bought or looked at needed work to get it to about $75K, and they are in the tougher neighborhoods.As far as financing, if you don't need a lot consider a line of credit on your primary (great flexibility), credit union loans, or friends and family loans (know anybody in early retirement?).