It was a super cool single-family property, yet for some reason, the listing hadn't received any offers on offer day.

I'm finding some great sellers in Orange County who like that option to help with their capital gains liability...you just need an agent who knows how to present that type of offer.  

It works incredibly well for real estate because it offers flexibility, liquidity, and allows you to make your dollars (cash value) more efficient by allowing them to work in two places at once (in the policy itself in participating policies by earning contractually guaranteed interest and dividends as well as in the investment you leverage your cash value for).

Gene can you offer some insight as well? 

You could offer to pay him more if he gets the work done within a certain day.

You also have to explore the STR versus LTR in that area to see which may offer a great NOI.If you ever have any specific questions feel free to reach out I enjoy helping and talking REI.

Using an LLC can offer more legal and safety cover.

We took the first offer that we got, we did not want to take a chance.

Offering preferred return?

Instead, they typically employ a sales comparison approach to determine the property's worth, using the income to calculate the DSCR, which usually needs to exceed 1.0 for most lenders.Assuming you have a solid track record with the property and there's enough equity in the deal, leveraging the After Repair Value (ARV) on a sales comparison evaluation could enable you to refinance into a bridge loan until the necessary work is completed.Maybe a mortgage broker specializing in traditional loans could offer insights into construction-to-permanent loans