With actual cash, you just transfer it. yes, but you can still bid with lender approval - without appraisal contingency - you send in deal (app), it gets approved by lender its functionally the same as cash (except in true lightning speed situations where there is a quick auction with little time to prep but thats generally pretty rare I'd think)Right, but that's not cash or functionally the same as cash because the lender can change the terms at the last minute, as often happens with less experienced hard money lenders.

as a result I switched to a new company, and I will have to adjust it again to a landlord policy that comes with a slightly higher price tag when I move out. 

What was their level of speed & competence? 

I can see how an application fee per person can be a deterrent for applicants in my case whether for more upscale rentals people may see it as more normal.I am starting off as a non-refundable fee and measure the resistance, then adjust if needed.

Would love to hear your thoughts on whether pursuing this adjustment makes sense or if I should reconsider.For reference, I’ve included the following assumptions in my calculations:5% for maintenance3.5% for vacancy10% for capital expenditures and management feesThanks! 

However, this isn’t a sign of a long-term shift—it's a temporary adjustment influenced by a unique set of factors.The good news?

so I'm wondering if around $50k is reasonable to get a smaller single family home up to speed where it looks something like what you'd see on HGTV.   

Because their investments do NOT have a higher enough ROI adjusted for risk.  

Another step is to ask your current lender if an expedited post-disaster inspection can be arranged to speed things up.

Speed isn't efficiency.