If someone came on the forum and accused all investors using subto and creative finance as predatory low-lifes trying to con vulnerable homeowners out of their equity are you going to call them out?

I have clients with no credit history and low scores who get hard money financing for flips just based off of the return on investment.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

Since my capital is low I was planning on utilizing my credit cards to fund the rehab.

they claim they pay 105/month insurance. this seems pretty low, granted its in the ballpark of what i pay on my own 1100 sq ft house, but i just feel like a 4 plex would be higher?

However,  there are many variables that come into play: location, low rents, Cap X costs, etc.

Remarkably, despite these ongoing shifts, delinquency rates remain low on a relative basis when compared to the office, retail, and hospitality sectors.Although factors such as declining household formations, rising supply deliveries, and weakening demand may present temporary obstacles, the sector has successfully emerged from similar challenges in the past.

The couple is divorced. both names on the mortgage. went to auction for foreclosure now. some equity for the owner probably still in property. existing/defaulting FHA loan at a low rate. 

I think conversion is low because most people are looking for a weekend stay in July/August, but we have a 7-night minimum stay in July/August, so they bounce off our listing page (just a guess). 

Holding properties with no mortgage you get killed on taxes and a relatively low total return vs even conservative 50-70% leverage.