It is in pretty good condition now but we don’t want to keep the property in that area.Currently renting it out for $1700 & $2000.We got an estimate price of 600k to 700k right now, the agents have not seen the actual property yet.

Better chances of raising rents to market through an owner occupied property.

Then the basis for your future estimations can come from rent comps and population growth.That being said, always be conservative in your estimates.

I say all this to ask my real question: How the hell do I present this professionally to a person or institution so they can feel reasonably inclined to take a chance on me and the deals?

So I’m estimating rehab at $35/sqft ($44,100).

Take a chance.

There were neighbors who were worried about the trash and rodents inside the property but we happy to see someone take on the challenge of this distressed home.Construction was estimated to be around $70,000.

My conclusion is a water conscious tenant would spend about $65/month in water and sewer, though I know of at least a couple of tenants I estimate were costing the park up to $165/moth. 

I think that with sharply rising property values, once you're out of SoCal, chances are good you won't get back in.  

We are borrowing 250k over 3 monthsWe just received their estimated settlement statement which seems to carry a significant amount of junk fees:Amount requested                                   250,000.00type                                                             2nd trust deedterms:                                                         no pre payment penalties after 3 monthsrate                                                             10%Points 1,75                                                4,375.00lender Underwriting                                795.00lender Admin                                            700.00lawyer fee                                                   1,000.00Escrow Fees                                                450.00title co Property Inspection Fee              75.00Notary Fee                                                  175.00Electronic Recording Fees to title co       20.00Lender Refinance Policy to Title co         1,032.00Endorsement - estimate to Title co         125.00Recording Fees to Title co                         75.00Deed of Trust Recording to title co         150.00total junk fees                                             $4597It is the first time we use a hard money lender, but to me 50% of these fees are avoidable and should be negociatedCould you guys give me your opinion about these terms and what are the fees you'd pay and wouldn't?