I’ve been looking into hard money loans, to finance my rehabs, but the types of properties I’m considering are too small and/or, the fees are not inline with my good sense...and I don’t want to just go get a larger property and barely cover my expenses with the rent if the numbers do not make sense to me.

After hearing how transparent I was, do you turn down a potential client that at bare minimum is getting his ducks all lined up? 

I can barely pay for my tuition and rent so I just thought this may be a good outlet to look into for extra cash.

@Shay Nir I use a licensed GC for this type of stuff (except the video walk through stuff - the guy has a flip phone and barely texts!

Then compare the neighborhood and what is the market for what types of units-how much more rent can I get doing the bare minimum just to bring the unit to market at turnover; or how much can I raise the rent, and when is renewal time for current leases and tenants.

When he moved, i was left with bare tree trunks and 1/3 acre of red mud .

The other two included looking at recent comparable sales and taking a "cost" approach of what it would cost to build the same house today on bare land.

One investor may have success with a pink postcard with a picture, while another has better results with an orange postcard and no picture.

You would need a bare minimum 4K/month rent on this property to even consider this a reasonable rental income property investment.

This is why you don't want to put any wooden structure, like a shed, on the bare ground.