At at a high level, once you have gone through a model a handful of times, you can get an output very quickly to know if you need to dive in deeper.But, TRULY underwriting a deal comes down to market knowledge and the nuances of each deal.  

There were about $9K in back HOA fees due but the profit margin was so high that was no big deal. 

The best I know of (and we can do this) is 15% down, but even then in this high interest rate, high tax, high insurance environment it's really hard to get a property to cash-flow positively without putting a lot more down.

I am seeing more and more investors having difficulty selling their property and refinancing them since they are highly over leveraged. 

Garden city has a very small population size, the location would be classified as rural and this is essentially a non starter for most hard money lenders.

They took almost a year to rehab it and it's been sitting on the market at a high price since then.

The challenges include - Interest rates - that are as high as they have been in 20 years; property values - which have doubled and tripled in the past 3-5 years.  

I was using PayPal, cause instant and no bounce but really high fees

For instance, I thought some of the purchase price for the properties were way too high above retail, or the rehabs weren’t very nice and didn’t looked rehab at all, or they were renting at well below the 1% rule etc.I took a look through Antoine's inventory and found the purchase price of their homes were in my sweet spot: $60-100k in markets like Cleveland, Memphis, and Birmingham.

The wholesaler had it priced too high as he used comps from March.