and as a lender in possession the paper was rock solid .. never had one default.. 18 months in the house is half paid.

With a solid PM, its about 85% passive.

Luka, its hard on a 2-dimensional forum to get the full tone, but I think most if not all of the posters on here root for each other no matter what advice is followed. 

You need a solid proven system to find the deals.  

This is not solid proof in either direction, however it will give additional context when discussing with the lawyer. 

If multifamily properties in your area are priced well, it might be worth moving forward sooner rather than later.Risk Tolerance: Since you’re the sole provider, it’s crucial to ensure you have a solid emergency fund to cover unforeseen expenses, especially during vacancies or repairs.Long-Term Goals: Think about how this investment fits into your long-term financial goals.

@Brandon Croucier is giving you solid info on finding an experienced and honest mortgage broker who can shop your exact scenario both ways, with the rehab and without and break down the benefits of each with all fees so you can see an apples to apples comparison. 

Solid ROI.

I'm an investor and Realtor in Toledo, and yes, it's a solid cash flow market up here, but I will echo what others have said and why not invest in Dayton? 

Most hard money lenders base their terms on the deal’s equity and your experience, so with a solid flip track record like yours, you should be able to find better leverage — especially if the deal has a strong ARV.What's the ARV on the property?